Best Home Warranty Companies

American Residential Warranty tops our list with its availability and prices

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A home warranty can help cover the cost of repairs to your appliances and home systems when they break down or wear out. Unlike homeowners insurance policies, which don’t typically cover these items, home warranties offer discounts on repairs and replacement costs up to certain limits for the lifetime of your policy.  

The best home warranty companies provide a variety of coverage options, a wide choice of service providers, high coverage limits, transparent coverage details, and make it easy to purchase a policy and file claims.

If you think a home warranty plan may be right for you, here are some of the best home warranty companies on the market.

Best Home Warranty Companies of 2022

Best Overall : American Residential Warranty

The Balance's Rating
4.7

American Residential Warranty Logo

 American Residential Warranty Logo

  • Trade Service Fees: $55 to $75
  • Annual Cost: $420 to $720
  • No. of States: 50
Why We Picked It

We chose American Residential Warranty as the best overall home warranty provider because of its clear and competitive pricing and the transparency provided in sample contracts. Additionally, the trade service fee, a type of down payment you'll pay when a technician responds to a claim, is low by industry standards. Plus you can pick your own technician with prior repair approval.

Pros & Cons
Pros
  • Choose your own technician

  • Trade service fees are very competitive

  • Electronics and plumbing stoppages are covered

Cons
  • Low coverage limits on some appliances

  • Average response time is 36 hours, somewhat slow by industry standards

  • Coverage is provided by partners for some states

Coverage

American Residential Warranty offers three different plans, the most-comprehensive of which covers 20 home systems and appliances. Coverage is offered nationwide, and you can choose a monthly or annual plan.

Plan Options

American Residential Warranty offers three plans–the 4-in-1 Bundle, Platinum Premier, and Kitchen Plus plans. The 4-in-1 Bundle, the most comprehensive plan, costs $59.99 a a month and covers 20 systems and appliances. The Platinum Premier plan costs $49.99 a month, and the Kitchen Plus plan costs $34.99 a month.

Here's a breakdown of what's covered in each plan.

Appliances/Systems 4-in-1 Bundle Platinum Premier Kitchen Plus
Interior electrical system
Refrigerator
Range/oven/cooktop
Dishwasher
Built-in microwave
Garbage disposal
Kitchen exhaust fan
Water heater 
Central air conditioning  
Central home heating
Humidifier
Plumbing system  
Plumbing stoppages  
Ductwork  
Garage door opener  
Ceiling fans  
Washer/dryer    
Deluxe Advantage    
Ultimate Electronics Protection    
Sewer & water lines

We found homeowner plan pricing to be reasonable for the industry and consistent across states, something rare in the business.

State KitchenPlus  Platinum Premier  4-in-1 Bundle
California $34.99/month $49.99/month $59.99/month
Florida $34.99/month $49.99/month $59.99/month
New York $34.99/month $49.99/month $59.99/month
Texas  $34.99/month $49.99/month $59.99/month

Read the full American Residential Warranty review.

Best Overall (Runner Up) : American Home Shield

The Balance's Rating
4.4

American Home Shield

 American Home Shield

  • Trade Service Fees: $75/$100/$125
  • Annual Cost: $234.88 to $799.09
  • No. of States: 49
Why We Picked It

We chose American Home Shield as our runner-up for best overall home warranty provider because it offers options many competitors lack, including roof leak coverage and a rekeying plan that lets you rekey up to six keyholes every year.

Pros & Cons
Pros
  • Generous add-on options

  • Coverage in 49 states (Alaska excluded)

  • High payout caps for appliances

Cons
  • Pricing varies widely from state to state

  • Prior authorization needed to use out-of-network technicians

Coverage

American Home Shield, which is available in all states except for Alaska, offers three plans.

The company offers three homeowner plans and three real estate plans, and the coverages offered should be comprehensive enough for most people. Plan pricing varies from state to state, and some plans are much more expensive in certain states.

Plan Options 

American Home Shield offers three homeowner plans: ShieldPlatinum, Shield Gold, and ShieldSilver, as well as three plans for real estate professionals. The most comprehensive homeowner plan, ShieldPlatinum, covers 21 systems and appliances

Here's a breakdown of what's covered in each of the homeowner plans.

Appliances/Systems ShieldPlatinum ShieldGold ShieldSilver
Air Conditioning w/Ductwork
Heating w/Ductwork ✓ 
Built-In Exhaust, Vent & Attic Fans
Electrical
Interior Electrical Lines
Main Breaker & Fuse Panel Box
Ceiling Fans
Interior Plumbing Lines
Toilets
Whirlpool Tub Motor & Components
Faucets & Valves
Water Heaters
Garbage Disposals   
Instant H/C Water Dispensers  
Refrigerators  
Ranges/Ovens/Cooktops  
Clothes Washers  
Clothes Dryers
Dishwashers
Built-in Microwave Ovens
Roof Leak Repair

Add-on coverage to customize your plan for appliances and systems not covered is available. Additionally, there are add-on packages for electronics coverage and pool/spa coverage, among others.

We found that American Home Shield's plan costs vary greatly depending upon your state. Here's a breakdown of the annual cost across three states.

State ShieldPlatinum ShieldGold ShieldSilver
California $736.52/year  $424.88/year $234.88/year
Florida $719.88/year $539.88/year $419.88/year
Texas $799.09/year $541.12/year $273.21/year

Read the full American Home Shield review.

Best for Workmanship Guarantee : Cinch

The Balance's Rating
4.2

Cinch

 Cinch

  • Trade Service Fees: $100/$125/$150
  • Annual Cost: $335 to $1,110
  • No. of States: 46
Why We Picked It

We picked Cinch as the best for workmanship guarantee thanks to its very generous 180-day workmanship guarantee. Many of the home warranty providers we reviewed guarantee repairs for 30 to 60 days, but Cinch's 180-day guarantee stands out.

Pros & Cons
Pros
  • 180-day workmanship guarantee

  • Covers unknown preexisting conditions

  • Rust and corrosion are covered, something many providers exclude

Cons
  • Pricing varies widely from state to state

  • Only available in 46 states

Coverage

Cinch Home Services has been in business for more than 45 years. There are three warranty plan options available, with trade service fee options of $100, $125, and $150. A trade service fee is a type of deductible you'll pay when a technician comes to make a repair. The good news is, the higher your trade service fee, the lower your monthly payment.

Coverage is available in 46 states, excluding Alaska, Hawaii, Iowa, and Massachusetts, and like most home warranties, coverage begins 30 days after plan purchase. But what really sets Cinch apart is its 180-day repair guarantee. 

Plan Options

Cinch Home Services offers three plans: Complete Home, Built-In Systems, and Appliances. The most-comprehensive plan, Complete Home, covers 31 appliances and systems–rather impressive for the industry. Here's a breakdown of what these plans cover.

Appliances/Systems Complete Home Built-In Systems Appliances
Clothes Dryers  
Clothes Washers   
Cooktops  
Dishwasher   
Food Centers (Built-In)   
Ice Makers (Free-Standing)  
Built-In Microwaves  
Ranges  
Range Exhaust Hoods  
Refrigerators  
Trash Compactors (Built-In)  
Wall Ovens ✓   
Air Conditioning (Including Ductwork)  
Attic Fans  
Ceiling Fans  
Central Vacuums  
Doorbells  
Electrical Systems  
Garage Door Openers  
Garbage Disposals  
Heating Systems (Including Ductwork) ✓  ✓   
Instant H/C Water Dispensers  
Plumbing Systems  
Smoke Detectors  
Sump Pump  
Toilets  
Water Heaters  
Whirlpools/Jetted Tubs  
Homeowners Insurance Deductible Reimbursement    
Air Conditioner or Water Filter Credit
Water Sensor

Cinch's plans cover some appliances and systems not covered by competitors. Most plans don't reimburse homeowners insurance deductibles. And you'd be hard-pressed to find another plan that offers an air conditioner or water filter credit. These are unique coverages you can't find elsewhere.

On the pricing side, Cinch's plans run the gamut from affordable to pricey, all depending upon your location. Here's how the cost stacks up by state.

Plan California New York Texas Florida
Complete $39.99 $92.53  $49.99 $39.99
Built-in Systems $32.99 $76.20 $39.99 $32.99
Appliances $27.99 $71.84 $34.99 $27.99

Read the full Cinch Home Services review.

Best for Add-On Coverage : Select Home Warranty

The Balance's Rating
3.7

Select Home Warranty
Courtesy of Select Home Warranty.

Select Home Warranty

  • Trade Service Fees: $75 to $125
  • Annual Cost: $432 to $504
  • No. of States: 45
Why We Picked It

Select Home Warranty was our pick for best home warranty provider for add-ons because its optional coverage selection is impressive compared to competitors.

The company offers three plans, and the coverages in these plans run a little thin compared to other providers. But where Select shines is in its optional add-ons. You'll get a host of options, including lawn sprinkler, roof leak, well pump, and sump pump coverage. These add-ons are not widely available from other providers.

Pros & Cons
Pros
  • Free roof leak coverage for the first few months

  • Two months of free service if you pay annually in full

  • Repairs guaranteed for 90 days

Cons
  • May charge multiple trade service call (TSC) fees if repairs on a service call fall into multiple categories

  • Pricing for real estate plans is not available online

Coverage

Select Home Warranty has been around for more than a decade and offers three plans to choose from. And although standard coverages for these three plans run a little thin compared to its competitors, Select Home Warranty offers a generous range of add-on coverages at reasonable prices.

Plan pricing across Select Home Warranty varies from state to state, but the average annual cost of plan is $503.32. Optional add-ons cost the same in every state where coverage is offered. On the upside, if you choose to pay annually in full, you receive two free months of service. And another perk is free roof leak coverage for two months after you sign up.

Plan Options

Select Home Warranty offers three plans–the Gold Care, Platinum Care, and Bronze Care plans, the most comprehensive of which covers 17 appliances and home systems. This may seem like a paltry offering compared to the more than 20 systems and appliances most providers cover, but the company offers a plethora of optional add-ons to round out your plan.

Here's what each plan covers.

Appliances/System  Gold Care Platinum Care Bronze Care
Air Conditioning/Cooling ✓   
Heating System  
Plumbing System  
Electrical System  
Water Heater  
Ductwork  
Plumbing Stoppage    
Clothes Washer  
Garbage Disposal  
Refrigerator  
Stove/Oven  
Built-In Microwave   ✓ 
Cooktop  
Dishwasher  
Clothes Dryer   ✓ 
Garage Door Opener     
Ceiling Fan    

Plan pricing is standard regardless of your location. Here's how it shakes out.

Plan  Monthly Cost in All States
Gold Care $36
Platinum Care $42
Bronze Care $36

Now let's take a look at those optional add-ons, as well as the monthly cost for each.

Optional Coverage Monthly Cost in All States
Pool $8.33
Central Vacuum $3.33
Sump Pump $3.33
Well Pump $3.33
Roof Leak $0 for first few months; after initial sign-up period, price varies by state
Stand-Alone Freezer $3.33
Lawn Sprinkler System $5.83 
Septic System $5.83

Read the full Select Home Warranty review.

Best for Customer Service : Sears Home Warranty

The Balance's Rating
3.6

Sears Home Warranty

Sears Home Warranty

  • Trade Service Fees: $75 to $100
  • Annual Cost: $599.88 to $839.88
  • No. of States: 49
Why We Picked It

Sears Home Warranty made the cut as our pick for best home warranty provider for customer service because it has more than 20 years in the business, multiple claims-filing channels, and covers unknown preexisting conditions–something that is all but unheard of in the industry. It also offers a 180-day workmanship guarantee on repairs.

Pros & Cons

Pros
  • Unknown preexisting conditions are covered

  • 180-day guarantee on all repairs

  • Nationwide coverage (excluding Alaska)

Cons
  • No plans available to real estate professionals

  • Additional coverage and add-ons are pricier than average

Coverage

Sears Home Warranty offers three plans–the Appliance, System, and Whole Home plans. The Appliance plan covers 10 appliances, the Systems plan covers 11 home systems, and the Whole Home plan covers 21 appliances and systems. We found this to be fairly standard among home warranty plans.

Plan pricing seems to be consistent from state to state. We compared plan prices in California, New York, Missouri, Oregon, Louisiana, and Florida, and they all had the same pricing.

Plan Options

The company offers the Appliance, System, and Whole Home plans, the most comprehensive of which covers 21 appliances and systems.

Here's what each plan covers.

Appliances/Systems Appliance System Whole Home
Refrigerator with ice maker  
Built-in dishwasher  
Washer  
Dryer  
Range  
Cooktop  
Oven  
Built-in microwave  
Range exhaust fan  
Built-in trash compactor  
Central air conditioner  
Central heating   
Plumbing system  
Water heater  
Water softener  
Faucets & toilets  
Garbage disposal  
Plumbing stoppages  
Electrical system  
Ceiling fans  
Garage door opener  

Plan costs are level regardless of your location. We looked at plans in Texas, New York, California, and Florida, and plan pricing remained consistent. Here's how pricing looks for each of Sears Home Warranty's plans.

Plan Monthly Cost
Appliance $49.99
System $59.99
Whole Home $69.99

Read our full Sears Home Warranty review.

Final Verdict

When choosing a home warranty, be sure to look for companies that offer a wide selection of policies for you to choose from based on your needs, transparent terms and pricing, and make it easy to file claims and choose reputable contractors.


We recommend American Residential Warranty because it provides transparent and competitive plan pricing, nationwide availability, and plan options that should fit the bill for most homeowners.


Frequently Asked Questions

What Is a Home Warranty?

To understand home warranties, you first need to know what a home warranty isn't. A home warranty is not homeowners insurance. Rather, it is a contract between a homeowner and a home warranty company to provide repairs and replacement services on major home systems, appliances, and other major components. Warranties cover the cost of many home systems and appliances if they break down.

How Does a Home Warranty Work?

When you buy a home warranty and have a covered system or appliance break down, you can file a claim with your home warranty company to schedule repairs with an approved service provider. You will typically pay a service fee, depending on your warranty plan, and the warranty company covers the rest of the repair costs. There are usually limits on how much warranty companies will cover in repair or replacement costs, which are outlined in your agreement.

Home Insurance vs. Home Warranty: What’s the Difference?

Homeowners insurance pays for damage to your home’s structure and foundation from a covered loss and also offers liability protection if someone gets injured on your property. Home warranty coverage does not protect against any of these but pays for home appliance or home system repairs or replacement if something breaks down during your coverage period.

How Much Does a Home Warranty Cost?

Home warranty plans typically cost anywhere from $300 to $600 yearly, which you may pay in monthly installments of $25 to $50. Individual plans may cost more or less than that, depending on where you live, the items you choose to cover, and your level of coverage. Service fees also vary, typically ranging from $55 to $150 per visit.

When you purchase a home warranty, at a minimum, you’ll have to pay for the cost of the plan. Then, each time you need a repair, you pay the service fee; so the more stuff breaks, the more you pay. But, that service fee may still be far less than what it would cost to pay for the entire repair out of pocket.

For example, the average refrigerator repair cost falls between $100 and $450, according to HomeAdvisor. The same data shows that a washing machine repair can cost between $100 and $350. A $75 service fee isn’t so bad in comparison. At the same time, a higher service fee might not be worth it—and you might not need to use the warranty at all. As with many insurance and warranty products, the peace of mind it provides is a primary factor for purchasing or not purchasing a warranty.

Who Regulates Home Warranty Companies?

Each state has its own regulations to oversee home warranty companies. Some states require all service contract providers to register with the state’s Commissioner of Insurance, while other states do not have clear regulating authorities. Some states offer consumers the ability to file a complaint through their insurance commissioner’s office.

Should I Get a Home Warranty?

A home warranty can give you peace of mind in knowing that you will have help in paying for expensive home repairs or replacements. If those repairs become necessary, you could save money on service costs. The home warranty company can also provide assistance in locating a contractor to complete home repairs. 

On the other hand, you might end up never needing the service, or it might not save you much (or anything) in the end. It also might not be necessary in all instances. If you are buying a new home, some coverage may already be in place for any system or structural defects. If you buy new appliances, those may also have their own warranties.

Tip: If you bought an appliance with a credit card, check the card benefits. Your card may offer extended warranty coverage for items you purchase with it.

As an alternative to buying a home warranty, you can “self-insure”: Add up what you would pay each month for the warranty, and set up an automatic transfer of that amount to a high-yield savings account. If appliances do break, you can use that money to cover repair or replacement costs. If they don’t, you can use the money for something else. The risk here is that you may not have enough set aside when you need it. 

There’s no way to know for sure if you’ll need the extra coverage, but the peace of mind home warranties offer may be worth the cost.

Methodology

We reviewed the top 25 home warranty companies representing the vast majority of the overall market share based on 875 data points we collected. This data was collected through online and direct company phone and email outreach across a total of 35 scoring criteria.

A customer survey comprised of 538 current, past, and prospective home warranty customers offered valuable input about the criteria the meant the most to them when choosing a provider.

Read our complete methodology.