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Best 6 Home Warranty Companies in Seattle, WA

  • Written by
    Jessica Hurtault
  • Fact Checked
  • Updated

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

However, repairing these systems can be expensive. This is where a home warranty can help. We've compiled a list of the best home warranty providers in Seattle, 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 Seattle

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 Seattle

  • Average Max Temperature:
    54°F
  • Average Min Temperature:
    41°F
  • Average Annual Snowfall:
    4.0”
  • Homeownership Rate:
    57%
  • Median Home Size:
    2,040 sqft
  • Median Home Price:
    $836,889

Are Home Warranties Worth It for Seattle Residents?

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

Winters in Seattle are very cold, meaning you rely on your heating system often. Replacing your HVAC system can cost anywhere from $2,500–$8,000, compared to a home warranty coming in at around $644–$737 annually based on 120 quotes we requested from home warranty companies across the nation.

Seattle's heavy rain can cause damage to your home's roof. Some home warranty providers offer limited roof-leak protection, which can mitigate the cost of roof repair.

Lastly, home warranties connect you with reliable technicians. When work and other priorities keep you busy, you want to know a trustworthy service provider is handling your repairs. Reputable home warranty companies vet every service provider they work with.

What To Consider Before Choosing a Home Warranty Company

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

Cost

We pulled 120 quotes for a 2,000-square-foot, single-family home and found that home warranties cost an average of $53–$62 per month. You'll also pay service call fees each time you file a claim. These fees range from $65–$125 per claim. Basic home warranty plans are typically more affordable than comprehensive ones. A home systems coverage plan will usually cost more than an appliance plan. Many plans have add-on coverage options, but this will increase your monthly cost, so make sure you know your specific needs before choosing a plan.

Coverage

Figure out which systems and appliances you use most frequently. Most home warranties offer custom coverage tailored to your needs. If you only want coverage for certain systems, like your heating, most companies offer systems-only plans. The same is true if you only need coverage for select appliances. 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
Also, consider coverage limits. A plan with higher coverage caps makes more sense for a home with older appliances or systems. Our research indicates that companies with higher coverage caps tend to charge higher premiums.

Exclusions

Most home warranties cover only normal wear and tear, which excludes improper installation and preexisting conditions. Most policies also exclude appliance components or cosmetic issues, theft, routine maintenance, or defects. You can read about your provider's exclusions and limitations within your service contract. Read carefully to ensure you understand your plan's terms and conditions.

Provider Reputation

Consider a provider's reputation before making a commitment. You can also read real customer reviews on sites such as Google Reviews, Best Company, and Trustpilot. Reading reviews can give you a sense of how companies handle claims and customer service. Check with the Washington Consumer Protection Division to verify the status of a provider's state license.

Contractor Network

Consider a home warranty company's network of service providers. Any provider you choose should use licensed and registered contractors to handle service requests; make sure to ask your company where and how it sources technicians. If you can, use a provider that mentions service contractors you're familiar with. Residents of rural areas may consider choosing a home warranty provider that lets customers choose their technicians. It's good to have the option to source your own providers if no in-network ones are available in your area.

Frequently Asked Questions about Home Warranty in Seattle

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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