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Top 10 Best Home Warranty Companies in 2023 - Protect Your Investment

Cassidy Horton
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In 2022, 49% of Americans said they couldn't cover a $400 emergency without going into debt. With a recession headed our way, coming up with ideas to save money and plan for the unexpected is more important now than it's ever been.

That's where a home warranty plan can help—it protects your investment and reduces repair costs that could drive you into debt. However, comparing home warranties can be confusing and time-consuming. Exclusions, coverage limitations, and service fees are just a few of the essential factors to research.

To make it easier on you and give you a better understanding of what to look for, we evaluated the most popular companies in the industry and compiled a list of the top home warranty providers.

The Top 10 Best Home Warranty Companies in 2023:

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Our Methodology: How We Reviewed the Best Home Warranty Companies

It's important that you get the best advice and information when comparing home warranty companies. That's why, in addition to the major criteria in our list below, we also considered public customer reviews and drew on industry expertise to recommend only top-quality services. Our methodology is based on the following factors:

  • Average annual premium
  • Number of contractors
  • Service call fee
  • When service requests can be made
  • Coverage span
  • Types of available plans (premier, gold, platinum, etc.)

Our Top 10 Best Home Warranty Companies - Quick Reviews:

  • 1
    Choice Home Warranty

    Choice Home Warranty

    • Best forHomeowners seeking affordable full-home coverage
    • Average annual premium$476–$660
    • Service requests24/7 online and by phone

    Choice Home Warranty is a budget-friendly option ideal for first-time homeowners. Choose between their customizable Basic Plan (12 items) and Total Plan (16 items) to receive up to $3,000 in coverage for each successful claim.

    Jake Hill, CEO of DebtHammer, highlights that Choice Home Warranty is also "especially helpful for owners of older homes" since they don't "deny coverage based on the age of your home's systems or appliances."

    Instead of varying their service fees, they only charge a flat $85 per claim. You also get your first month free if you're a new customer.

    Why we chose Choice Home Warranty: A stand-out from other services, Choice Home Warranty responds swiftly to queries and claims, delivers reliable customer service, and has affordable annual premiums.

    Our experience: We were impressed with Choice Home Warranty's fast turnaround time when submitting online and phone claims. The support specialists we worked with were knowledgeable and quickly provided helpful information.

    • Low premiums
    • First month free
    • 24/7 online and phone home warranty resolutions
    • Coverage limits of $250 to $3,000 per item
    • Not available in California
  • 2
    Select Home Warranty

    Select Home Warranty

    • Best forCustomers seeking affordable premiums and fees
    • Average annual premium$432–$756
    • Service requests24/7 online and by phone

    Select Home Warranty provides competitively priced coverage for most major appliances and systems. Their premiums start at just $36/month, which is more affordable than other home warranty companies.

    Jennifer Spinelli, real estate professional, investment advisor, and founder and CEO of Cash For Houses, calls Select Home Warranty "reliable and trustworthy." She adds that she no longer worries about "costly repairs or replacements due to breakdowns or malfunctions."

    Three different plans are available and all of them include free roof leak coverage. However, Select Home Warranty's services aren't available in Nevada, Washington, or Wisconsin.

    Why we chose Select Home Warranty: Their affordable premiums and minimal fees elevate them above their competitors. It's also convenient that they offer two months free with their annual plan.

    Our experience: We were particularly impressed with Select Home Warranty's 24/7 friendly phone support and free roof leak coverage. 

    • Affordable premiums and fees
    • 24/7 phone support
    • Free coverage for roof leaks
    • Low coverage limits
    • Not available in Nevada, Washington, or Wisconsin
  • 3
    American Home Shield

    American Home Shield

    • Best forCustomizable plans
    • Average annual premium$500–$700
    • Service requests24/7 online and by phone

    Operating since 1971, American Home Shield is the largest and most established company in the US home warranty market, with over two million members.

    Tommy Gallagher, former investment banker and founder of Top Mobile Banks, was "impressed with the range of contractors they have available and the quality of service they provide."

    Choose from their three customizable plans—ShieldSilver, ShieldGold, and ShieldPlatinum. The ShieldSilver plan only covers 14 major systems, while the ShieldGold plan covers 23. 

    For additional perks, ShieldPlatinum comes with complete system and appliance coverage. This includes cost-saving add-ons like free HVAC tune-ups, unlimited A/C refrigerant, coverage for rooks leaks and code violations, and higher payout caps for repairs and replacements.

    Why we chose American Home Shield: They operate in 47 states and Washington DC, and you can customize your plan. American Home Shield automatically covers duplicate items, plus older items with rust or corrosion.

    Our experience: We found American Home Shield to be an excellent option for anyone seeking highly customizable plans and access to an extensive network of contractors. We could easily find a plan that suited our needs.

    • Highly customizable plans
    • Includes undetectable pre-existing conditions
    • Covers older items, including rust and corrosion
    • No guarantee for repair times
    • Not available in Alaska, New York City, or Hawaii
  • 4
    Home Warranty of America

    Home Warranty of America

    • Best forComprehensive appliance coverage
    • Average annual premium$550-$720
    • Service requests24/7 online, by phone during normal business hours

    Home Warranty of America has comprehensive policies that cover most appliances and indoor systems. Offering up to $15,000 in annual coverage for repairs and replacements, they also have 24/7 online or phone service requests and a 30-day money-back guarantee.

    They may be a little pricier than some competitors, but you get a lot for your money—all plans come with a deductible per-service visit.

    Why we chose Home Warranty of America: Home Warranty of America provides nationwide service and is good value for money when covering all appliances.

    Our experience: We were impressed with Home Warranty of America's extensive coverage and efficient customer service. It was easy to set up a plan, and we appreciated their 30-day money-back guarantee.

    • Covers most home appliances
    • No waiting period; coverage starts immediately
    • 30-day money-back guarantee
    • Payouts for appliances may not cover full replacement costs
    • 10% cancelation fee
  • 5
    First American Home Warranty

    First American Home Warranty

    • Best forHigh payout caps
    • Average annual premium$360–$546
    • Service requests24/7 phone and online claims service No limit on number of service requests

    First American Home Warranty is an ideal choice for those seeking robust home protection for their systems and appliances. The company has been in business since 1984 and claims it's saved homeowners over $219 million in repair costs. 

    Coverage comes in the form of two basic plans and a premium plan. First American Home Warranty's best features include that they protect items regardless of age and replace faulty items with brand-new equivalents if they can't repair them.

    Why we chose First American Home Warranty: First American Home Warranty offers specialized plans for both real estate professionals and service providers. They also have 24/7 claims service, fully vetted tradespeople, and a transparent application process.

    Our experience: We liked First American Home Warranty's response times, which were significantly faster than other companies.

    • 24/7 claims service
    • Fully vetted tradespeople
    • Low pricing and service fees
    • Difficult to understand pricing breakdown without a personal quote
    • Their app is poorly rated
  • 6
    Home Service Club

    Home Service Club

    • Best forHomeowners looking for extensive coverage options
    • Average annual premium$552-$799
    • Service requests24/7 online, by phone during normal business hours

    Home Service Club (HSC) offers two service plans: Standard and Comprehensive. The Standard plan covers 18 basic appliances and systems, while the Comprehensive plan covers 33. Optional add-ons, such as pool and roof coverage, are available for an extra fee.

    HSC's unique plans include pest damage and utility line cover, setting them apart from other home warranty services. You can also choose your service fee amount from three options ($65, $95, and $125), and all repairs have a 90-day guarantee.

    However, HSC charges higher service fees and premiums than average. You must also live in a single-family residence, condo, townhouse, or multi-family property to qualify for a plan.

    Why we chose Home Service Club: HSC has a broad selection of optional add-ons, including coverage of gas lines, grinder pumps, ductwork, pools, and spas. Additionally, the company's services are available nationwide with no exclusions.

    Our experience: We appreciated that HSC provides coverage for pest damage, which many competitors don't. 

    • Provides coverage for pest damage
    • Available nationwide
    • 90-day workmanship guarantee on all repairs
    • High base premiums and service fees
    • Don't list pricing on the website
  • 7
    ARW Home

    ARW Home

    • Best forCustomizing your home warranty and choosing your contractor
    • Average annual premium$300–$1,560
    • Service requests24/7, 365 days/year

    ARW Home (formerly American Residential Warranty) is an ideal choice if you prefer to customize your plans. With four standard plan types and a wide range of add-ons, you can tailor-make an effective solution that meets your needs.

    Their service fees are competitively priced at around $55 per call, and you can expect a technician on site within 48 hours. The only downside is that all claims must be filed via phone, and cancellation notices must be sent in writing.

    Why we chose ARW Home: ARW Home stands out for its flexible plans with plenty of additional coverage options. Its service call fee is also much lower than other companies.

    Our experience: We were impressed with the level of customization available with ARW Home. The range of plans enabled us to design exactly the type of financial protection we needed according to our budget.

    • Choose your own contractor
    • Optional coverage available for electronics
    • Build custom plans with additional coverage options
    • 30-day waiting period for new customers
    • 30-day waiting period for new customers10% cancellation fee may apply
  • 8
    Liberty Home Guard

    Liberty Home Guard

    • Best forHomeowners looking for reliability, reviews & quick claims process
    • Average annual premium$365–$699.99
    • Service requests24/7 online and by phone

    With high ratings and great reviews, Liberty Home Guard has a reputation for delivering reliable service to customers. 

    They have three plans available (Systems Guard, Appliance Guard, and Total Home Guard) with optional financial protection for roof leaks, standalone freezers, generators, carpet cleaning, and power washing. New policyholders also get free limited roof leak protection and two free months of coverage.

    Liberty Home Guard's exceptional claims process sets them apart from other home warranty providers. They have a 24/7 call center and guarantee to assign a contractor to a claim within 24 to 48 hours. They also have a network of over 10,000 qualified technicians in all 50 states.

    Why we chose Liberty Home Guard: Liberty Home Guard's rates start at just $1/day, and their technicians arrive within 24 to 48 hours of claim submissions.

    Our experience: We were pleased with Liberty Home Guard's reliability, rapid claims processing, and excellent customer service.

    • Excellent customer service
    • Currently offers two free months
    • Highly rated by customers
    • Not available in Wisconsin
    • Fewer technicians compared to other companies
  • 9
    Cinch Home Services

    Cinch Home Services

    • Best forWorkmanship guarantee
    • Average annual premium$335.88–$479.88
    • Service requests24/7 online and by phone

    Cinch Home Services has three core plans: Appliances, Built-in Systems, and Complete Home. The Appliances plan covers most of your home’s major devices and equipment, such as a refrigerator, stove, dishwasher, and washer and dryer. The Built-in Systems plan covers your home’s systems, such as your HVAC, electrical, and plumbing.

    If you need full home coverage, Complete Home combines the best of the Appliances and Built-in Systems plans into a complete package. New customers also receive their first two months for free.

    Cinch Home Services has optional add-ons available, such as financial protection for swimming pools and spas, septic systems, and well pumps. Their Premier Upgrade Package provides up to $2,000 of coverage per year for charges not included in the home protection plan, such as permits, code upgrades and removal, and disposal costs.

    Why we chose Cinch Home Services: Their 180-day workmanship guarantee and coverage for unknown pre-existing conditions are rare and valuable offerings on the market.

    Our experience: We appreciated how easy it was to submit claims to Cinch Home Services. All we had to do was fill out a form, and then we could speak to a contractor to schedule the repair.

    • Covers unknown pre-existing conditions
    • 180-day workmanship guarantee
    • $25 credit for A/C unit or refrigerator
    • Few add-ons
    • No roof leak coverage
  • 10
    First Premier

    First Premier

    • Best forLower service fees
    • Average annual premium$420-$540
    • Service requests24/7 by phone or email

    First Premier Home Warranty provides affordable services to homeowners across 32 states. Their Premier Plan covers 15 appliances and systems and is priced lower than some competitors. There's also a $75 deductible per claim.

    You can get a free quote quickly by entering your contact details and property type. And if you pay annually, you get roof leak coverage and two months for free.

    Why we chose First Premier: Their customer service is highly rated, with customers reporting quality and timely repairs. They also have a wide range of add-on coverage options. 

    Our experience: We found that First Premier had some of the lowest service fees in the industry. We liked that they aim to respond to all claims within 48 hours, and that customer support is available 24/7. 

    • $75 deductible per claim
    • Two free months
    • Quick customer service response
    • Full details aren't included on the website
    • Not many plan options
Breaking Down our Top10 Choices: Which is Best For Your Needs:
Choice Home Warranty-Affordable full-home coverage
Select Home Warranty-Reasonably priced premiums and fees
American Home Shield-Automatic coverage for duplicates
Home Warranty of America-Simple technician matching
First American Home Warranty-Lower costs for premium plans
Home Service Club-Comprehensive nationwide coverage
ARW Home-Customizable plans
Liberty Home Guard-Reliability, reviews & claims process
Cinch Home Services-Comprehensive workmanship guarantee
First Premier-Coverage on a budget

How to Compare the Best Home Warranty Companies

Now that you have more information about the top 10 home warranty companies, it’s time to compare them. The home warranties chart below outlines each company’s features and services, including coverage details, average annual premiums, and customer experiences.

When reviewing the chart, consider the coverage inclusions and limitations. Look closely at service fees to ensure you don't overpay for actual repairs in an attempt to save on the annual premium. Finally, read customer reviews to learn how each company performs and the quality and timeliness of their repairs. With this information, you can effortlessly determine which company offers the best plans at the most affordable prices.

Compare the Top Home Warranty Companies
Choice Home Warranty
Select Home Warranty
American Home Shield
Home Warranty of America
First American Home Warranty
Home Service Club
ARW Home
Liberty Home Guard
Cinch Home Services
First Premier
Reviews142 reviews127 reviews25 reviewsWrite Review56 reviews17 reviewsWrite Review59 reviews20 reviewsWrite Review
Best for
Homeowners seeking affordable full-home coverage
Customers seeking affordable premiums and fees
Customizable plans
Comprehensive appliance coverage
High payout caps
Homeowners looking for extensive coverage options
Customizing your home warranty and choosing your contractor
Homeowners looking for reliability, reviews & quick claims process
Workmanship guarantee
Lower service fees
Average annual premium
15,000 in-network
10,000 in-network
17,000 vetted contractors
Provided by Home Warranty of America
Fully vetted network
15,000 in-network
Unlimited (choose your own)
10,000 in-network
19,000 in-network
15,000 in-network
Service call fee
$100, $125 or $150
Service requests
24/7 online and by phone
24/7 online and by phone
24/7 online and by phone
24/7 online, by phone during normal business hours
24/7 phone and online claims service No limit on number of service requests
24/7 online, by phone during normal business hours
24/7, 365 days/year
24/7 online and by phone
24/7 online and by phone
24/7 by phone or email
Frequently Asked Questions
What is the average cost of a home warranty?+-

Costs vary depending on the company you choose, coverage level, number of add-ons, and size of your home. The average price of a basic home warranty plan is usually between $300 and $600 per year, which breaks down to $25 to $50 per month. In addition, factor in the cost of making service claims, which amounts to roughly $60 to $100 per claim.

Who pays for a home warranty—the buyer or the seller?+-

Both buyers and sellers can pay for home warranty services. However, it's typical for sellers to throw in a one-year home warranty contract to make their home more appealing to potential buyers.

How long does a home warranty last?+-

Most home warranties typically last one year, though some companies offer multi-year plans.

Does a home warranty cover roof repairs?+-

Most home warranties don't cover roof repairs. However, you can add roof leak coverage if you go with a provider like American Home Shield or Select Home Warranty.

What is a home warranty when selling a house?+-

A home warranty when selling a house is a service contract that covers repairs and replacements of major system components and built-in appliances, such as HVAC systems, water heaters, and kitchen appliances. This gives peace of mind to both the buyer and seller and can help catch anything overlooked during an inspection.

How much is home warranty insurance?+-

Home insurance, also called homeowner's insurance, differs from a home warranty. Home insurance rates vary widely by state and home size, but you can expect to pay anywhere from $450 to $4,000 per year, per home. On average, Americans spend about $1,700 per year on this expense.

Which home warranty companies offer the best HVAC coverage?+-

Homeowners looking for HVAC coverage should consider Choice Home Warranty and Select Home Warranty. Both provide comprehensive protection plans that cover your HVAC system, appliances, and major systems. Choice Home Warranty includes HVAC coverage in its basic plan, while Select Home Warranty requires you to sign up for its Gold plan to get the same.

What’s the difference between a home warranty and homeowners' insurance?+-

Homeowners' insurance and home warranties are two different types of coverage that protect homeowners in different ways: Homeowners' insurance protects your property from damage caused by natural disasters, fire, theft, and more. It covers the cost of repairing or replacing your home and personal belongings while providing liability protection if someone is injured on your property. Home warranties cover repairs and replacements of major system components and built-in appliances. They're meant to protect homeowners from unexpected breakdowns and repairs not typically covered by homeowners' insurance. Both types of coverage are valuable and provide different types of protection for your home.

What is a Home Warranty?

A home warranty is a contract that provides customers coverage for repairs and replacements of major household systems and appliances due to normal wear and tear. It offers protection for unexpected breakdowns, including fixing or replacing covered items like air conditioning, stoves, refrigerators, washing machines, and plumbing systems. 

How Do Home Warranties Work?

Home warranties help homeowners cover the cost of repairing or replacing appliances, systems, and other home items that break over time. When you purchase a home warranty, it's like having a security blanket for unexpected repairs. If something goes wrong with covered items, the appliance warranty company pays for repairs or replacements up to your plan's limit.

Should you have a problem with a covered item, you can call the warranty company and they'll send a technician to fix it. The technician will use parts from an approved list to repair or replace the item so that it works again. 

You usually need to pay a small service fee or deductible for each repair or replacement job. Your plan will cover the rest of the bill up to your policy amount. This is why many people view home warranties as a worthwhile investment—you pay little to nothing if something breaks.

Are Home Warranty Plans Worth It?

Home warranty plans are worth it for most homeowners. They protect you from the steep fees of unforeseen repairs and replacements, especially for major appliances such as fridges or washing machines.

There are many reasons to get a home warranty plan, including peace of mind, and knowing that if something breaks down in your house, you may not have to pay as much to get it fixed. Many companies also offer extra coverage options, like for pools, spas, additional appliances, or systems, so you can customize your plan depending on your needs.

When Do You Need a Home Warranty?

A home warranty can be beneficial in many situations, whether you're moving into a new house or one that's been well-loved for decades. For those moving into a newly built house, a warranty provides coverage against defects and malfunctions in the home's major systems and appliances. It may even reduce total maintenance costs in the first year. 

Getting coverage on an older house is also a good idea as it guards against expensive repairs due to aging and wear and tear. While most plans don't cover existing issues in older homes, there are a few home warranties that cover pre-existing conditions—allowing repair services to be done at a reduced rate or no cost at all.

How to Choose the Best Home Warranty Plan for You

When you're ready to purchase a home warranty plan, follow these steps to ensure you choose the best company for your needs. 

  • Research different plans and compare features: Read up on the various home warranty contracts available to determine which best meets your needs. Consider coverage limits, service fees, and other benefits each plan offers.
  • Ask important questions: Reach out to home warranty companies to ask them any questions you have about their plans. Ensure you understand what's covered and if any restrictions or limitations apply.
  • Get home warranty quotes from multiple providers: When you're ready to make a purchase, compare prices and ask for quotes from several providers. Make sure to read the contract's fine print before making a decision.
  • Check for credentials: Look for companies certified by organizations such as the National Home Service Contract Association to ensure they're reputable and have proper licenses and regulations.
  • Examine customer reviews: Read home warranty reviews from customers who've used the company before. Check how reliable, helpful, and responsive their customer service is, so you know how to submit a claim or repair request in the future.

What Does a Home Warranty Cover?

Basic home warranty plans generally include major appliances, offering coverage for:

  • Refrigerators
  • Dishwashers
  • Washing machines
  • Dryers
  • Ovens and cooktops
  • Garbage disposals

In addition, most home warranties cover these essential home systems:

  • Electrical system
  • Ducts
  • Water heater
  • Air conditioner
  • Cooling and heating system
  • Furnace
  • Plumbing system
  • Garage door

At an extra cost, many home warranties offer add-on coverage for the following items:

  • Septic tanks
  • In-ground pools
  • Well pumps
  • Sump pumps
  • Septic systems
  • Central vacuums
  • Spas
  • Water heaters

Cost Involved with a Home Warranty Plan

Home warranty plans usually cost between $300 and $600 annually, which comes down to $25 to $50 per month. Some companies offer monthly payment options but pay annually if you can, as many providers give discounts for this.

In addition, most home warranty companies charge a flat service fee or deductible each time a technician visits. This can cost anywhere between $60 and $150. There may also be fees for after-hours repairs, specific types of services, and other items not included in your plan. Read over your plan's terms and conditions to exactly understand its associated fees.

Why Buy a Home Warranty?

An additional layer of insurance for your home, home warranties can offset costly repairs or help fund replacements on major appliances and other items in your house. With a home warranty plan, you can preempt surprise expenses and enjoy peace of mind knowing that any issues under warranty will be taken care of.

What a Home Warranty Policy Can Offer Homeowners and Landlords

Homeowners and landlords can benefit from home warranty policies, as they cover the cost of repairs and replacements on major appliances and systems that will eventually break down. This is especially useful for landlords, who depend on rental income to pay bills and keep up with maintenance costs. With a home warranty plan, they don't have to worry about additional out-of-pocket repair costs. 

Homeowners also benefit from knowing that if something goes wrong, they won't have to scramble to come up with the money or find a contractor to fix it. Customizable coverage options are available from most companies, letting homeowners choose the specific items they need protection for. 

What Types of Home Warranty Plans Are Available?

Home warranty programs are a helpful way to protect yourself from expensive repairs. There are several types of home warranties out there, so it's crucial to understand each plan's coverage. Here's a breakdown of the different types of plans and what they cover:

  • Appliance-only plans: Major home appliances such as cooktops, garbage disposals, refrigerators, and ovens.
  • Systems-only plans: Home systems, such as plumbing, electrical, and HVAC. 
  • Comprehensive plans: Both major appliances and home systems.
  • Add-on coverage: Items not included in your base plan, such as pools, spas, second refrigerators, septic tanks, sump pumps, and well pumps.

No matter what type of home warranty plan you choose, always read the fine print and ask questions before committing. That way, you can rest assured that the investment in your home is properly protected. 

What Is Not Covered Under Warranty? 

While home warranty plans provide homeowners with valuable protection, they may not cover everything. You often need a higher-tier plan or specific add-on to get some things covered. Here are a few items and situations that typically aren't covered under most warranties:

  • Breakdowns due to improper maintenance: You'll have to pay for damages or malfu