The 7 Best Home Warranty Companies of 2020

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 with more than 100 independent customer reviews. 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 depends 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, and ductwork, as well as appliances, including washers and dryers, kitchen refrigerators, ovens, ranges, stoves/cooktops, dishwashers, garbage disposals, and garage door openers.
• 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 coverage to any plan for a sump pump, septic system, hot water dispenser, pool & spa, standalone freezer, or tankless water heater.

AFC Home Club has been in business since 1999 and has the most liberal policy we could find for choosing your own repair technician with no prior approval necessary. As long as a contractor is licensed, bonded, and insured, you should be able to use the contractor of your choice for repairs.

Related: Read our full review of AFC Home Club.

American Residential Warranty has been in business since 1946. It has nationwide coverage and offers 12-month plans with several different coverage combinations and bundle options available. 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: $34.99 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 runner-up for best overall because of 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).

Related: Read our full review of American Residential Warranty.

First American Home Warranty has been in helping Americans protect their homes and property since 1984. The company is owned by First American Corporation, which is a large financial services company that provides title insurance and settlement services.

Home warranties from First American range from $28 to $42.50 per month. If you have to file a claim, you'll be responsible for a $75 to $100 service fee, depending on your specific plan and location.

• Basic Plans: Covers home buyers and sellers against failure of critical systems such as heating, electrical, ductwork, plumbing, water heater, sump pump, and appliances, including dishwasher, oven/range/cooktop, garbage disposal, and trash compactor.
• Value Plus: Includes all coverages provided in Basic Plans as well as coverage for air conditioning and a first-class upgrade, which includes coverage for building permits when necessary (up to $250), improper installation and modification, and limited code upgrades. The company will also cover refrigerant recapture, reclaim, and disposal. 
• Eagle Premier: Includes all coverage in the Basic Plan as well as air conditioning, a first-class upgrade, kitchen refrigerator, and clothes washer/dryer.

With more than 30 years in business, First American has distinguished itself as a source of reliable coverage for homeowners who want to protect their homes' systems and appliances. The company enjoys a B+ rating from BBB and a 3-star rating with more than 1600 reviews. The company has multiple plans available and offers coverage nationwide so it can meet any coverage needs.

Related: Read our full review of First American Home Warranty.

Though not affiliated with Amazon.com, Amazon Home Warranty has been in business since 2009. Its annual plan costs vary between $349 and $549 with a service fee of $75. Amazon Home Warranty has a BBB rating of B+ with an average rating of 4.5 out of 5 stars, after more than 700 customer reviews. Coverage begins 30 days after warranty plan purchase, and the company requires prior approval for any work performed by an outside contractor.

• Appliances Plan: Covers refrigerator (with ice maker), dishwasher, clothes dryer, freezer (stand-alone), trash compactor, oven/range/stove/cooktop, clothes washer, and microwave ovens.
• 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 extra hot water heater.

Amazon Home Warranty has very transparent pricing and a solid reputation, as demonstrated by positive customer reviews through the BBB. Coverage is available nationwide.

Related: Read our full review of Amazon Home Warranty.

OneGuard was founded in 1990 and is a regional home warranty provider that's owned by American Home Shield. Home warranties from OneGuard are available for home buyers, sellers, and existing homeowners, but are only available in Arizona, Nevada, and Texas. Nevertheless, the company receives outstanding reviews and numerous accolades for outstanding service. The company offers three different home warranty plans ranging from $29 to $59 per month, depending on location and coverages, and customers who file claims pay low services of just $69.

• ApplianceGuard: Covers core appliances including built-in microwave, refrigerator with ice maker, range/oven/cooktop, garbage disposal, and washer dryer, as well as numerous services, such as re-keying locks and reprogramming garage remotes, carpet cleaning, pest control, and termite treatment. 
• SystemGuard: Protects the home’s major systems, including heating and air conditioning, plumbing stoppages, water heater, doorbells, smoke detector, central vacuum, and electrical. This option also includes coverage for all services available in ApplianceGuard plus A/C and heating system tune-ups and garage door tune-up. 
• HomeGuard: Covers all appliances covered by ApplianceGuard, all systems protected by SystemGuard, all extra service, plus a full range of optional coverage, including undetectable pre-existing conditions, built-in pool/spa, additional freestanding refrigerators, a second washer/dryer, extended main line plumbing, and sprinkler system and timer.

We chose OneGuard as the best option for regional coverage because, while the company is a owned by a large national provider, it has an outstanding reputation for providing high-quality coverage for eligible homeowners in the few states that it services. The company has an A+ rating from the Better Business Bureau averages more than 4 stars out of 5 with over 300 customer reviews.

Cinch Home Services (formerly Cross Country Home Services and HMS Home Warranty) has been in business for over 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 an A- rating with the BBB and 2 out of 5 stars 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, instant hot/cold water dispenser, plumbing system, smoke detectors, sump pump, toilets, water heater, and built-in whirlpool/jetted tubs.

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.

American Home Shield has been in business since 1971. 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 3 stars out of 5 after over 6,000 reviews. When filing a claim through American Home Shield, you're assigned a contractor, and you must get prior approval before using any outside contractors. The pricing of plans varies from $75 to $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, doorbells, 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, doorbells, 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 for pool and/or in-ground spa equipment, well pumps, and septic system plumbing & septic sewage ejector pump.

AHS also makes it easy to view a sample contract and a full list of plan options, limitations, and exclusions by visiting their website.

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 based on your individual needs.

Related: Read our full review of American Home Shield.