Using the expertise of an insurance producer and renovation specialist familiar with the ins and outs of property protection, we evaluated 2024's best home warranty companies in California.
We've selected five firms that stand out for their solid coverage and dependable service. We've chosen them because they can give you the kind of coverage you need—offering peace of mind and making home maintenance easier to manage. Explore our expert picks below.
» What's the difference? Home warranty vs. homeowners insurance.
Our 5 Best Home Warranty Companies in California in 2024:
- Select Home Warranty - Best home warranty company in California overall
- American Home Shield - Best for those looking for higher coverage limits
- Liberty Home Guard - Best for households who own pro-series appliances
- Home Warranty of America - Best for protecting older homes
- First American Home Warranty - Best for offering a fixed rate policy for claims
How We Reviewed the Best Home Warranty Companies in California - Our Methodology
When we review home warranty services, we combine hands-on testing and in-depth research to provide a balanced and informative assessment of each home warranty plan.
We highlight each service's unique strengths and potential drawbacks so you can make an informed decision that best suits your needs and circumstances in California.
Evaluation Process
Under the guidance of Sunday Odudu, a seasoned insurance producer and renovation specialist, our team of experts personally examines each service and ranks it based on several critical factors.
We delve into real user experiences, academic research, customer reviews, and industry insights. This multifaceted approach ensures that our reviews are based on theoretical knowledge and grounded in practical, real-world applications and user feedback.
Evaluation Criteria
- Local experience: We specifically look for companies that have been working in California for a while since they're more familiar with local issues and regulations. They should also have a lot of local contractors to choose from.
- Pricing: We check how much each service costs to make sure it's affordable and gives you the coverage you need.
- Coverage options: We look at what each plan covers to see if it can meet different homeowners' needs.
- Customer service: We see how fast and helpful the customer service is. Good support means they can sort out any problems quickly and easily.
- Claims process: We check how simple and quick it is to file a claim so we can determine how useful the service is in real life.
- Company reputation: We find out what people think about the company by looking at how long they've been around, what customers say about them, and any awards they've won.
- Contract transparency: We determine if the contract terms are easy to read and understand, especially the fine print about what's not covered.
A Closer Look at Our Best Home Warranty Companies in California in 2024: Our Quick Reviews
1. Select Home Warranty
Best home warranty company in California overall
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Comprehensive protection for common California home problems
- Best for - Homeowners who might face multiple issues within a year
- Average annual premium - $432–$765
- Contractors - 10,000 in-network
- Service call fee - $60–$75
Service requests - 24/7 online and by phone
Select Home Warranty is our top choice because it offers roof warranty coverage in all its plans—a particularly attractive feature considering roof damage is one of the most common issues found in California homes. It also covers all major appliances and household systems, including your pool's pumping, filtration, and heating unit.
With a pool home warranty, you can enjoy as much time in the water as you want without worrying about unexpected repair or maintenance costs. Since California has more extreme heat events each year, this added protection could significantly benefit you and your family.
Why we chose Select Home Warranty: Select Home Warranty lets you file as many claims as you need per year, paying for any repairs that fall under your plan. It's also very convenient to use their online portal to manage your warranty and submit a claim.
Client perspective: JJ (45) from San Diego mentions that Select Home Warranty is "one of the best companies." He explains that his assigned salesperson "went over every single aspect of the home warranty [contract]" and immediately answered any questions he had. He says he "would recommend the program to anyone."
Select Home Warranty Plans and Coverage
Pros
Provides protection for lawn sprinkler systems
Large network of local professionals
Covers up to $3,000 for heating, ventilation, and air conditioning (HVAC) units
Cons
Lower coverage limits
Strict claim guidelines
2. American Home Shield
Best for those looking for higher coverage limits
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Versatile home warranty plans with high coverage caps and flexible service fees
- Best for - Those who want to choose their repair technicians
- Average annual premium - $240–$1,080
- Contractors - 17,000 vetted contractors
- Service call fee - $75–$125
Service requests - 24/7 online and by phone
American Home Shield provides a range of home warranty plans that cater to different needs. Its plans cover major essentials like plumbing, common electrical hazards, and optional add-ons like pool equipment and septic systems.
The company also has generous coverage caps, which could minimize out-of-pocket payments and help you avoid common but expensive home repair fees. This is especially beneficial if you live in California since the high cost of living in this state has inflated repair and replacement expenses by 67%.
Why we chose American Home Shield: One of the standout features of American Home Shield is that you can pick a service price that works for your budget. You can also choose between American Home Shield's network of pre-vetted technicians or your preferred provider for an additional charge.
Client perspective: Denise (52) from Pasadena says that "American Home Shield has been prompt and professional with any issue [they've] had," including fixing pool equipment. In some cases, they even "immediately assigned the work order to someone local."
American Home Shield Plans and Coverage
Pros
Free HVAC tune-up
Pays up to $4,000 per appliance for repair or replacement
Doesn't require maintenance inspection or record of upkeep
Cons
Fine print for exclusions can be confusing
Limited online claim functionalities
3. Liberty Home Guard
Best for households who own pro-series appliances
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A home protection program that covers all types of home appliances and systems
- Best for - Californians who value quick service responses
- Average annual premium - $600–$750
- Contractors - 10,000 in-network
- Service call fee - $65–$125
Service requests - 24/7 online and by phone
Liberty Home Guard covers breakdowns in essential appliances and central HVAC, plumbing, and electrical systems. Since many homes in California have wiring issues, this coverage can help you handle the costs of fixing or replacing systems compromised by faulty electrical work.
Additionally, the company sends a technician out to you within 48 hours of filing a claim, and all repairs come with a 60-day workmanship guarantee. If the problem isn't fixed, Liberty Home Guard will dispatch another service provider without charging you any extra fees.
Why we chose Liberty Home Guard: Liberty Home Guard's customer support staff is responsive and efficient in handling claims, repairs, and service assessments.
Client perspective: Matthew (42) from Burbank says he's had "Liberty's Total Home Guard plan for the past year, and [he's] saved much more than what [he's] spent so far." He appreciates the service's "appointment setup, timing updates, and [representatives'] knowledge, friendliness, and promptness."
Liberty Home Guard Plans and Coverage
Pros
Extensive list of add-ons, including ice maker and saltwater pool warranties
Covers major appliances and systems of any age or model
Offers discounts on certain appliance brands and systems
Cons
Limited claim information available online
Plans can be pricier, especially for comprehensive protection
4. Home Warranty of America
Best for protecting older homes
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Statewide coverage and transferable warranties tailored for Californian homeowners
- Best for - Sellers looking to increase their home's market value
- Average annual premium - $553–$720
- Contractors - N/A
- Service call fee - $75–$100
Service requests - 24/7 online and by phone
Home Warranty of America promises comprehensive protection and tailors its plans to address Californian concerns, like protecting well pumps and fire alarms. Given that there were 7,127 wildfires and 71 burned-down structures in California in the last year, having a warning system that works effectively is essential.
Additionally, Home Warranty of America lets you pass on your warranty to a new owner when you sell your house. A transferable contract protects potential buyers against unexpected repair costs, which could add extra value to your property and help you sell it faster—maybe even for more money.
Why we chose Home Warranty of America: Home Warranty of America doesn't limit your protection based on the age of your appliances. Plus, you won't have to undergo a home inspection to qualify, so owning an older property won't affect your plan.
Client perspective: Home Warranty of America has protected Jenn (60) from Sacramento and two of her homes since 2013. She says she's "never had any issues" and only ever experienced "swift responses" and "reliable assistance."
Home Warranty of America Plans and Coverage
Pros
All warranties come with a 30-day money-back guarantee
Add-on that covers 30 additional items traditional plans typically exclude
Access warranty upgrades, payments, and confirmations online
Cons
No optional roof leak coverage
You can't choose a repairperson
5. First American Home Warranty
Best for offering a fixed rate policy for claims
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24/7 access to qualified technicians and a stable rate policy for claims
- Best for - Individuals who require prompt, reliable repairs
- Average annual premium - $564–$1,044
- Contractors - N/A
- Service call fee - $75–$125
Service requests - 24/7 online and by phone
First American Home Warranty pays for up to $3,500 per appliance. If its repairpersons can't fix it, the company will replace it. This is a significant benefit in a state like California, where the coastal humidity and desert heat can put additional strain on home systems and devices. Its plans cover air conditioning units, pool equipment, and plumbing lines.
First American Home Warranty's representatives are available around the clock, 365 days a year. They can connect you with one of the firm's prescreened, qualified technicians whenever you need assistance. However, there's a 30-day waiting period before you can request service.
Why we chose First American Home Warranty: You can order multiple repairs or replacements each year for protected items through First American Home Warranty. Plus, when you file a claim, your cost for the warranty service won't increase—regardless of the number or type of claims you make.
Client perspective: Sage (34) from Malibu says First American Home Warranty is a "very reliable company" and "often assigns a service provider the same day you file a claim." She explains this process is "quick and easy online." She adds, "I can confidently give them my highest recommendation with genuine gratitude and appreciation."
First American Home Warranty's Plans and Coverage
Pros
You can choose your service fee
35+ years of experience in the industry
Large network of contractors
Cons
Potential coverage gaps
Its online portal may lack features for streamlined claim tracking
Compare the Best Home Warranty Companies in California
How to Choose a Home Warranty Company in California
When choosing a home warranty company in California, consider these key factors to ensure you select the best option for your needs:
- Coverage options: Look for a company that offers a range of plans and coverage options to suit your specific needs. It should cover essential home systems and appliances. Also, check for optional add-ons like pool or spa warranties.
- Pricing and fees: Compare different plans' costs, including any service fees or deductibles required when filing a claim. Weigh the coverage against the cost to see if it offers enough value overall.
- Customer service: Choose a company with accessible support and efficient claim processing. If they're available 24/7 for claims and have positive customer reviews, they most likely prioritize customer satisfaction and can probably provide reliable service when you need it most.
- Claims process: Make sure you understand how the company processes claims and handles repairs. Look for a service that has a straightforward, quick claims process and a network of qualified contractors.
- Company reputation and reliability: Research the company's history, customer satisfaction ratings, and financial stability. Long-standing firms with positive feedback are generally more reliable.
- Contract transparency: Read the fine print to understand what's covered and what's not. Pay attention to any exclusions, limitations, and requirements for maintenance records.
- Local experience: Consider companies with experience in California, as they'll be more familiar with common issues and local regulations. They should also have an extensive network of local contractors.
- Renewal policy and cancellation terms: Check the terms for contract renewal and cancellation, including any fees. Some services offer a trial period and let you cancel for free if you're not happy.
- Customer feedback: Look at reviews and testimonials from other homeowners in California on platforms like Google, Yelp, or the Better Business Bureau. Their experiences can provide valuable insights into the organization's service quality and reliability.
- Regulatory compliance: Ensure the company complies with California-specific home warranty contract regulations. This can affect coverage and consumer protection rights.
- Transferability: Choose a home warranty provider that offers transferable warranties. This can make your home more attractive to potential buyers since it promises them continued coverage and peace of mind.
» Learn how to avoid these mistakes when buying a home warranty in the US.
Why Should You Get a Home Warranty in California?
There are many reasons why you should get a home warranty plan in California. The mix of hot deserts and cool coastal areas in California may cause your home's systems and appliances to wear out faster.
This means that air conditioning units, heating systems, and refrigerators may require more frequent repairs or replacements. A home warranty can help make these expenses more manageable, especially for new homeowners or those on a tight budget.
You also get access to a network of prescreened service professionals who've already been vetted for quality and reliability. This saves you the trouble of searching for someone you can trust to do a good job.
Plus, a home warranty can add value to your property and make it more attractive to potential buyers—a bonus in California's competitive housing market. A warranty tells buyers they won't have to worry about immediate repair costs, which could help sell your home faster and possibly for a better price.
» Find out how to adjust your home warranty for climate change in California.
How Much Does a Home Warranty Cost in California?
In California, the cost of a home warranty varies, but on average, you pay between $522 and $809 a year. If you break down the annual cost of a home warranty in California into monthly payments, it ranges from about $43 to $67. There may also be deductibles associated with each service call, which range between $65 and $125.
The complete cost of a house warranty in California may vary depending on the home's age, size, and the particular things covered. To get the best coverage at a reasonable cost, compare quotes from several providers.
What Do Home Warranties Cover in California?
In California, home warranties typically cover a range of systems and appliances. However, the exact scope can vary depending on the provider and the plan you choose. Here's a general overview of what most home warranties in California will and won't cover:
Standard Inclusions
- Built-in microwaves
- Dishwashers
- Electrical wiring, panels, and switches
- Garbage disposals
- Plans that protect HVAC units
- Ovens and stovetops
- Coverage for plumbing systems, including pipes, faucets, toilets, showerheads
- Refrigerators
- Washers and dryers
- Water heaters
Typical Add-Ons
- Commercial-grade appliances and systems
- Doorbells
- Garage door openers
- Pest control services
- Pool and spa equipment
- Roof leak repair
- Secondary HVAC units
- Septic tanks
- Trash compactors
- Water softeners
- Well and sump pumps
Common Exclusions
- Cosmetic issues
- Environmental or natural disasters
- Items covered by a manufacturer's warranty
- A home's structural components, including walls, floors, roofs
- Physical damage, such as rust or corrosion
- Preexisting conditions
- Problems arising from improper installation or maintenance
- Intentional acts of harm
- Losses due to war or terrorism
» Consider these things to know about a home warranty that covers preexisting conditions.
Are Home Warranties Regulated in California?
Yes. The California Department of Insurance (CDI) regulates home warranties in California. Home warranty companies need a CDI license to show that they meet specific standards. You should always verify a provider's license status to ensure they're legitimate.
California law sets coverage limitations and obligates these businesses to disclose all policy terms, including what they exclude and if they charge any service fees. The CDI also monitors these services to ensure they're financially stable and can cover what they promise.
Plus, consumer protection laws outline your rights and recourse in case you have a problem with a warranty business. But you need to understand what you're responsible for, too. You must maintain your home regularly and know how to file a successful claim so you can be sure you're covered if something unexpected happens.
» Make sure to ask these essential questions when purchasing a home warranty.
Keep Your Golden State Home Covered and Carefree
We chose these five best home warranty companies in California because they're good at what they do. They cover many different appliances and systems in your house, and they're known for being there when you need them. Some have special plans that protect items like pools and spas, which is perfect for California's sunny weather.
Others make it very easy to get help when something breaks with online systems where you can file a claim anytime. With options to suit different budgets and home sizes, these home warranty firms are a smart choice for keeping your California home running smoothly.
» Looking for more options? Check out our best home warranty plans for homeowners.
FAQs
What is a home warranty?
A home warranty is a service contract that covers the repair or replacement of major home systems and appliances that break down over time due to normal wear and tear. It differs from homeowners insurance, which pays to fix damage from fires, storms, or theft.
Do home warranties cover all appliances and systems in California?
No, home warranties do not cover all appliances and systems in a home. Coverage varies depending on the specific home warranty plan and provider. Typically, a home warranty plan protects major HVAC, electrical, and plumbing systems and common household appliances like refrigerators, ovens, dishwashers, and washers/dryers.
What is typically not covered by home warranty contracts?
Home warranty contracts usually exclude preexisting conditions, cosmetic issues, secondary damage, structural components, routine maintenance, appliances under the manufacturer's warranty, or damage from natural disasters like floods, earthquakes, and hurricanes.
Can I choose my own repair technician in California?
No, you generally don't have direct control over the maintenance technician your home warranty in California chooses. Home warranty companies have established networks of pre-approved and vetted technicians. They select these vendors based on predetermined criteria, pricing, quality of work, and contracts. However, some firms like American Home Shield let you pick your repairperson for an extra fee.
What typical hidden fees should I look out for in a home warranty contract?
Be wary of service call fees, coverage limitations, preexisting condition exclusions, deductibles, non-covered goods, renewal costs, and cancellation fees.
Is a home warranty required in California?
No, there is no state law or standard real estate transaction that requires you to have a home warranty. It's an optional service you can purchase to help cover the cost of repairs and replacements for major home systems and appliances.
What should I do if my home warranty isn't honored in California?
If your home warranty isn't being honored in California, check your contract to make sure the issue is covered. Then, talk to the warranty company to try to sort it out. Remember to keep track of all communications. If that doesn't work, you might need to file a complaint with the California Department of Consumer Affairs or seek legal advice.
