The 7 Best Home Warranty Companies of 2020

American Residential Warranty has been in business for 10 years. It has nationwide coverage and offers 12-month plans with several different plans and bundle options. Coverage begins 30 days after purchase, as is typical with home warranty plans. 

• Platinum Premier: $59.99 per month. This is the most comprehensive plan covering central air conditioning, central home heating, humidifier, interior electrical system, refrigerator, refrigerator ice maker, range/oven/cooktop, range hood, dishwasher, built-in microwave, garbage disposal, kitchen exhaust fan, plumbing system (excluding fixtures), plumbing stoppages, ductwork, garage door opener, water heater, and ceiling fans. You can add coverage for your washer and dryer for $9.99 per month.
• Platinum: $49.99 per month. Covers central air conditioning, central home heating, humidifier, interior electrical system, refrigerator, range/oven/cooktop, dishwasher, built-in microwave, garbage disposal, kitchen exhaust fan, and water heater. You can add coverage for your washer and dryer for $9.99 per month.
• Heating & Cooling: $39.99 per month. Covers central air conditioning, central home heating, humidifier, and interior electrical system.
• Kitchen Plus: $29.00 per month. Covers refrigerator, range/oven/cooktop, dishwasher, built-in microwave, garbage disposal, kitchen exhaust fan, and water heater.
• 4-in-1 Bundle: $124.99 per month. Covers major appliances, electrical, central heating, and cooling, extended coverage on multiple appliances and systems, sewer/water lines coverage (repairs, unblocking lines, excavation costs, re-seeding grass, re-paving driveway), electronics coverage for all new and used electronics.
• 3-in-1 Bundle: $109.99 per month. Covers major appliances, electrical, central heating & cooling, extended coverage on multiple appliances and system, electronics coverage for new and used electronics.

We chose American Residential Warranty as the winner for best overall home warranty plan for its clear pricing, the transparency provided in sample contracts, and the lowest deductibles and service fees. There are a variety of plans to choose from and you can pick your own technician with prior repair approval. American Residential Warranty also has an A+ rating with the Better Business Bureau (BBB).

AFC Home Club offers home warranty coverage in all states except California, South Carolina, and Hawaii. Coverage begins 30 days after purchase and is available through a variety of plans in one- and three-year policies.

AFC Home Club has a B rating with the BBB with an average 3 stars out of a possible 5 in customer review ratings. AFC allows you to use your own repair service as long as it is licensed, bonded, and insured. AFC also offers a guarantee on parts and labor for the life of your warranty membership.

Pricing for plan options will depend on the type of plan and service fee amount you choose. You can check pricing plans online or call 1-866-242-0629 to request a quote. AFC offers service fee options including $75, $100, and $125. Plan costs vary from $350 to $600 yearly. 

• Platinum Plan: The platinum plan offers the most comprehensive coverage for systems and appliances, covering air conditioning/cooler, heating systems, water heater, electrical system, plumbing system, plumbing stoppages, ductwork, clothes dryer, kitchen refrigerator, ice maker, oven, range, stove/cooktop, dishwasher, garbage disposal, garage door opener, and built-in microwave.
• Gold Plan: Includes coverage for air conditioning/cooler, heating systems, water heater, electrical system, ductwork. Covers appliances such as: clothes dryer, clothes washer, kitchen refrigerator, oven, range, stove/cooktop, dishwasher, garbage disposal, and garage door opener.
• Silver Plan: Covers appliances such as the clothes dryer, clothes washer, kitchen refrigerator, oven, range, stove/cooktop, dishwasher, garbage disposal, and garage door opener.
• System Plan: Covers systems such as the air conditioning/cooler, heating systems, water heater, electrical system, plumbing system, and ductwork. 

You can add additional cover to any plan for sump pump, septic system, hot water dispense, pool & spa, standalone freezer, and tankless water heater.

AFC Home Club has been in business for 10 years. It seems to have the most liberal policy for choosing your own repair technician of all the home warranty plans we reviewed, and no prior approval is needed. As long as a contractor is licensed, bonded and insured, you should be able to use the contractor of your choice for repairs.

American Home Shield has been in business for over 45 years. It offers 12-month customizable home warranty plans in all states except Alaska. Coverage begins 30 days after purchase.

American Home Shield has a B rating with the BBB with an average rating of 2.75 out of 5 stars. You are assigned a contractor when making a claim, and any outside contractors used for repairs must first be approved by American Home Shield. The pricing of plans varies from $75-$125 depending on the plan you choose.

• Combo Plan: Appliances covered: refrigerators, clothes washers, clothes dryers, ranges/ovens/cooktops, dishwashers, built-in microwave ovens, trash compactors, garage door openers, free- standing ice makers, and built-in food centers. Systems covered: air conditioning including ductwork, heating including ductwork, electrical, plumbing, water heaters, garbage disposals, instant hot/cold water dispensers, door bells, smoke detectors, ceiling fans, and central vacuums. 
• Appliances Plan: Covers refrigerators, clothes washers, clothes dryers, ranges/ovens/cooktops, dishwashers, built-in microwave ovens, trash compactors, garage door openers, free-standing ice makers, and built-in food centers.  
• Systems Plan: Covers air conditioning (including ductwork), heating (including ductwork), electrical, plumbing, water heaters, garbage disposals, instant hot/cold water dispensers, door bells, smoke detectors, ceiling fans, and central vacuums.
• Build Your Own Plan: You select the coverage you want of up to 21 systems and appliances, plus optional coverages of pool and/or in-ground spa equipment, well pump, and septic system plumbing & septic sewage ejector pump.
• Optional coverages: In addition to the preset plans, you also have the option to add coverage to pool and/or in-ground spa equipment, well pump, and septic system plumbing & septic sewage ejector pump.

You can see a sample contract and a full list of plan options, limitations, and exclusions here.

We picked American Home Shield as the best home warranty company for plan selection because it's the only one we reviewed that allows you to “build your own plan.”

Related: Read our full review of American Home Shield.

Cinch Home Services (formerly Cross Country Home Services and HMS Home Warranty) has been in business for 40 years. There are three warranty plan options available, with service fee options of $150, $125 and $100. With the $150 service fee, the basic plan costs $65.99 per month and the combo plan costs $84.99 per month, but the monthly cost varies by plan type and service fee option.

Coverage is available in all states except Alaska and Hawaii, and like most home warranties, coverage begins 30 days after plan purchase. Cinch has a B+ rating with the BBB with a 2 out of 5 star average rating based on more than 300 customer reviews. Cinch home warranty repairs have a 180-day guarantee. 

• Complete Home: This is the most comprehensive plan from Cinch and it covers both appliances and built-in systems.
• Appliances: Covers clothes dryers, clothes washers, cooktops, dishwashers, food centers (built-in), freestanding ice makers, microwaves (built-in), ranges, range exhaust hoods, refrigerators, trash compactors (built-in), and wall ovens.
• Built-in Systems: Covers air conditioning (including ductwork), attic fans, ceiling fans, central vacuums, doorbells, electrical system, garage door openers, garbage disposals, heating system including ductwork, homeowners insurance deductible reimbursement, instant hot/cold water dispenser, plumbing system, smoke detectors, sump pump, toilets, water heater, and whirlpool/jetted tub (built-in).

We picked Cinch as the best home warranty company for deductible options. Cinch offers three service fee options, while the other companies we evaluated only offered one or two.

Related: Read our full review of Cinch Home Services.

Landmark has made a name for itself as a leading provider of regional home warranties. The company was founded in 2005 and serves Arizona, Idaho, Nevada, Oregon, Texas, and Utah. The cost of Landmark home warranties varies from $34.17–$55.84 depending on the state and plan you choose.

While Landmark offers flexibility in that you can add on coverage for appliances to any available home warranty plan, the company requires pre-authorization for any services performed by your own contractor. Landmark has an A rating with the BBB with a 2.75 out of 5 star average customer rating.

• Total Protection Plan: Covers air conditioning system, heating, built-in microwave, central vacuum, dishwasher, garbage disposal, kitchen refrigerator, oven/range/cooktop, washer/dryer, electrical system, garage door opener, no-fault plumbing coverage, air conditioning tune-up, heating tune-up, pest control, re-key service and subterranean termite treatment.
• Home Systems Plan: Covers air conditioning system, heating, electrical system, no-fault plumbing coverage, air conditioning tune-up, heating tune-up, pest control, re-key service, 
• Home Warranty Plan Add-Ons: You can add coverage for a booster and well pump, built-in microwave, dishwasher, exterior pipe leak repair, freestanding ice maker, freezer (stand-alone), garage door opener, garbage disposal, grinder pump, guest house, kitchen refrigerator, oven/range/cooktop, pool and hot tub (chlorine), pool and hot tub (salt water), roof leak repair, septic system, washer/dryer, water softener, well pump, and wet bar refrigerator.

Landmark has distinguished itself as a leading provider of regional home warranty plans. It allows users to pay month to month, which no other company that we researched offered. It also offers clear pricing details and has good customer service reviews.

Related: Read our full review of Landmark Home Warranty.

2-10 Home Buyers Warranty offers home warranties to homeowners, builders, brokers/agents, and service contractors. The service fee for 2-10 Home Buyers Warranty is between $75 and $100. 2-10 Home Buyers Warranty has an A rating with the BBB and an average 1 out of 5 star customer review rating, out of nearly 400 reviews. If you choose to use your own service contractor, you must obtain an authorization prior to that contractor performing any service. Coverage is available in all 50 states. There is no definitive pricing for plans given on the website, so you should call one of the contact numbers to get a quote.

• Structural Warranties: Home warranties for sellers include a 10-year insurance backed structural warranty coverage for new construction with systems and appliances home warranty coverage. This structural warranty coverage is backed by New Home Warranty Insurance Company, a Risk Retention Group and reinsured by SwissRE, the world’s largest reinsurer. Coverage is provided to the homeowner for some defects not covered by homeowner’s insurance. 
• Seller Coverage: Protects the home’s major systems and appliances. Coverage is complimentary during the listing period with a premium due at closing. The seller may purchase air conditioning and heat pump coverage during the listing period in addition to the complimentary coverage provided. Seller coverage is complementary where allowed by law and requires a commitment to purchase a home warranty service agreement for the buyer. Protected systems include: air conditioner/freon split system, furnace, plumbing, water heater, and electrical panel/wiring. Protected appliances include: refrigerator, oven, dishwasher, disposal, and washer & dryer. 
• Additional Coverage Options:You can add coverage for a pre-season HVAC tune-up, additional refrigerator/wine cooler/stand-alone freezer, extended pipe leak, roof leak, septic system, pool/spa equipment, water softener, and well pump.

2-10 Home Buyers Warranty has a wide variety of distinguishable plans for real estate agents, sellers, and builders. It has been in business for over 30 years. 

For more information, read our full review here.

Related: Read our full review of 2-10 Home Buyers Warranty.

Amazon Home Warranty has been in business for 10 years. Its plan costs vary between $349 and $549 with a service fee of $75. Amazon Home Warranty has a BBB rating of A+ with an average 4.5 out of 5 star rating, out of more than 300 reviews. Coverage begins 30 days after warranty plan purchase, and the company requires prior approval for any work performed by an outside contractor. Amazon Home Warranty is not affiliated with Amazon.com.

• Essential Appliances Plan: Covers refrigerator (with ice maker), dishwasher, clothes dryer, freezer (stand-alone), trash compactor, oven/range/stove/cooktop, clothes washer, and microwave ovens.
• Major Systems Plan: Covers central AC system, central heating system, plumbing (including stoppages), electrical system, hot water heater, ductwork, jetted bathtub and garage door openers. 
• Combo Plan: Appliance coverage for refrigerator (with ice maker), dishwasher, clothes dryer, freezer (stand-alone), trash compactor, oven/range/stove/cooktop, clothes washer, microwave ovens, instant hot water dispenser, garbage disposal, attic fan, ceiling fan, bathroom exhaust fan, doorbell, and kitchen fan/exhaust hood. System coverage for central AC system, central heating system, plumbing (including stoppages), electrical system, hot water heater, ductwork, jetted bathtub and garage door openers.
• Additional Coverage Options: You can add coverage for a pool & spa, additional central heating, lawn sprinkler system, septic system, whole house humidifier, freezer (stand-alone), sump pump, limited roof leak, additional central AC, central vac, well pump, wine refrigerator, septic tank pumping, additional fridge, water softener, and hot water heater (extra).

Amazon Home Warranty has an A+ rating with the BBB with 10+ years in service. Coverage is available nationwide.

Related: Read our full review of Amazon Home Warranty.