Best Home Warranties Available For 2020

We expect our cars and appliances, and even our coffee makers and toaster ovens, to have warranties.

But what about our homes?

Wouldn’t it be smart to have some backup when a pipe bursts or the roof starts leaking?

A lot of new homeowners think so.

There are several ways to protect yourself from unexpected repair costs. A home warranty may or may not be your best option.

Our Top Picks

We’ll go more in depth on each of the top home warranty companies in a moment, but here’s a quick overview of our top picks for the best home warranties.

Best Home Warranties: Our Top Five Choices

We expect to be happy customers when shopping for books, shoes, lattes, and smartphones. If we’re not happy, we’d probably take the merchandise back.

Yet when shopping for a home warranty, shoppers may hope only for a product that doesn’t make them feel angry or cheated.

It’s a low bar, so we sought to raise it. We looked for companies that would offer the flexibility and reliability you’d need to build a warranty matching your home’s needs as we’ve been discussing.

To save time, we didn’t consider companies unless they had a standard contract posted on their site or quickly made available after a phone call. (We also didn’t consider companies without an online sample contract because a potential customer shouldn’t have to call and ask for this kind of standard information.)

We compared contracts and assessed the pros and cons, but we didn’t actually buy or try to file a claim with a warranty.

Every situation is different, but here’s the deal: If I were buying a new home and needed a warranty, these “best companies” would be where I’d start.

1. American Home Shield

Remember how we talked earlier about making sure your warranty covers specific areas of concern in your new home?

American Home Shield’s customizable approach breathes new life into this goal.

You can choose up to 10 systems or appliances to be included in your warranty.

American Home Shield’s “build your own” warranty introduces a plan allowing you to include only what you need.  You can’t pay a lower price if you choose only five systems or appliances to cover, but by mixing elements of an appliance plan and a systems plan, you can build a more precise warranty.

And customization isn’t American Home Shield’s only strength. Its payout caps exceed what many customers have come to expect from a warranty. The warranty will pay up to $3,000 for most systems it covers.

The company offers an easy-to-understand contract by industry standards and has an easy-to-use website for online claims filing and tracking. American Home Shield serves customers in all states (except Alaska) and has an adequate network of technicians in most cities.

Monthly costs start at $35 for a basic plan and about $40 for the build-your-own plan.

Visit American Home Shield Today

2. America’s 1st Choice

America’s 1st Choice Home Warranty allows for some customization that caught our attention.

You can’t simply build your own plan as with American Home Shield, but you can add on specific systems or appliances to a preset plan. This could help avoid a full upgrade to the next highest plan.

Caps for payouts fall below the previous companies on the list, but they’re still higher than many other plans. Typically, America’s 1st Choice would cap appliance repairs at $1,500 and systems repairs at $2,000.

But the premiums also run a little lower, and the warranty features a uniform fee of $60 for service calls. Other plans have different fees for different kinds of service calls that may range all the way up to $125.

America’s 1st Choice has been in business for only about a decade, but so far it seems to be a solid choice, especially if you’re looking for a reliable but lower-cost option.

This combination of solidity and value placed it on our list.

Click Here to Visit America’s 1st Choice

3. First American

First American made our list since it’s a leading home warranty company with some of the lowest premiums on the market. 

With two simple plans to choose from and 24/7 support when appliances fail, this company proudly protects homes in more than 38 states across the country.

In operation for over 35 years, First American warranties include flexible payment options with the ability to add extras as needed.

Warranty plans include the following:

1. Basic Plan: For $28 a month, the Basic Plan covers essential appliances, such as refrigerators, washers, dryers, and ovens.
2. Premier Plan: For $44.50 a month, the Premier Plan is a more comprehensive package covering all appliances featured in the Basic Plan along with major home systems, like heaters, plumbing, and electrical. 

Although payout caps typically vary from state to state, First American doesn’t mandate a standard expense cap on electrical systems, laundry appliances, or garage door openers.

However, warranty holders should be aware of any contract limitations when it comes to repairing or replacing certain systems.

First American doesn’t qualify replacements based on age, make, or model.

Service fees range from $75 to $100, and qualified, local techinicians from your area are sent out. A 30-day waiting period must be honored before filing any claims with First American.

Get a Warranty with First American

4. Select Home Warranty

Unlike other comparable providers, Select Home Warranty doesn’t require a home inspection to take advantage of their services. 

Along with a 24-hour claims line and free roof coverage, Select offers three standard warranty plans with low annual fees and customizable add-ons: Gold Care, Platinum Care, and Bronze Care. 

Gold Care is designed to cover essential home systems, such as heating, plumbing, and electrical, while the Bronze Care plan covers standard appliances, like a refrigerator, dishwasher, or oven. 

As their most popular plan, Platinum Care is basically a hybrid of these plans, offering the best of both worlds. With Platinum Care, essential home systems, standard appliances, and common extras, such as ductwork, are covered.

Age, make, or model doesn’t matter to Select, and items can be repaired or replaced by a local professional for a small service fee. With Select’s one-year warranties, you’re guaranteed an unlimited amount of covered service repairs.

Select Home Warranty offers various sign-on specials throughout the year for those looking to save some money. 

Visit Select Home Warranty

5. Choice Home Warranty

Choice Home Warranty makes this list because of its flexibility.

Like America’s 1st Choice, Choice Home Warranty allows customers to adapt preset coverage levels to make them fit their specific needs.

Choice Home Warranty does not cap overall annual expenses but it does impose a $1,500 cap on each individual appliance or system within the warranty.

You can find a plan for about $30 a month, and the warranty has a uniform $60 fee per service call.

We also like Choice’s always-open customer service. You can call any time of day, any day of the week, even on holidays. We also like the online claims process.

Choice’s per-system or appliance caps are lower than many of its competitors, and we’re not huge fans of that, but premium costs and service costs are also lower.

The combination of flexibility and value helped secure Choice Home Warranty a place on this list.

Visit Choice Home Warranty Today

The Difference Between a Home Warranty and Homeowners Insurance

It’s easy to confuse a home warranty with a homeowners insurance policy.

Both products help protect your real estate investment from unexpected losses.

Understanding the difference can help ensure you have the right kind of protection, and it’ll help you know which resource to use when something goes wrong.

A homeowners insurance policy: protects your investment when bad things happen to your property: fire, theft, injury, hail damage — you get the idea.

A home warranty can help pay for repairs when something at your house wears out:

• your HVAC system
• your hot water heater, or
• the sump pump in the basement

Here’s another way to think about it:

1. If a tree falls on your air conditioning unit, you could call your insurance agent to file a claim.
2. If your AC unit needs a new capacitor because the current one wore out, find your home warranty contract.

And cross your fingers while you check to see if your warranty will replace it.

Why a Home Warranty Is Important

One more key difference between homeowners insurance and a home warranty:

While helpful, a home warranty isn’t essential, unlike a homeowners insurance policy. You should always maintain adequate homeowners insurance coverage.

In fact, your mortgage lender probably won’t finance your home unless it’s adequately covered by insurance. And if your insurance policy lapses, the lender may buy a policy for you (and send you the bill for the premiums).

A home warranty protects you from a total loss if disaster strikes. If a fire destroys your house, for instance, your policy could pay to rebuild. A home warranty, on the other hand, can help pay for home repairs, and not everyone needs this kind of support.

For homeowners on a tight monthly budget who worry about paying for unexpected repairs, a home warranty can offer an extra layer of security, especially considering the way one problem with a house can lead to another expensive problem.

As an example let’s say the brass fittings in your furnace’s gas manifold wear out. Not a huge deal, of course, but you’ll need a few hundred dollars to replace them.

If this expense won’t fit in your budget and you have no savings (and if it’s winter time), you may need to go without the furnace a few weeks while you get the money together.

Going without central heat could lead to frozen pipes or structural problems from contracting wood, which you’d also need to pay for. So, not having a few hundred dollars to fix the furnace could lead to needing hundreds more for other repairs.

If it turned out you needed an entirely new HVAC system, you’d have to come up with $8,000-$10,000 or more to pay for it. To solve these problems, some homeowners on a tight budget may turn to credit cards or other high-interest loans, exacerbating an already precarious financial situation.

A home warranty could possibly shield you from these scenarios.

What Does a Home Warranty Actually Cover?

I say a home warranty “could possibly” shield you from home repair costs because it’s not a certainty.

Yes, the idea of a home warranty can give new homeowners some peace of mind.

Unfortunately, many new homeowners buy into that peace of mind without fully investigating the details about the warranty they’re buying.

When that happens…

• You may learn the hard way that your warranty doesn’t cover, say, roof damage from a shingle that shifted when you were cleaning the gutters last fall.
• You may find out the warranty doesn’t cover your broken washing machine drain pump since the warranty excluded that particular component from protection.
• You may learn your warranty’s contract disqualifies systems from coverage if you didn’t perform regular annual maintenance.
• Or, even for covered systems and components, you may have reached your warranty’s annual or lifetime cap on spending, meaning it’s time to start paying out of pocket.

All of this helps define the primary limitations of a home warranty: They have your back only when you’ve kept up your end of the contract — not just paying premiums, but also following the rules.

What Parts of My Home Will a Warranty Cover?

Home warranties pay for repairs (or replacements) when specifically covered systems in your home wear out.

“Systems,” though? What a broad term. Think about all the systems within a home:

• Heating and air
• Clothes washing and drying machines
• Dishwashing machine
• Attic ventilation
• Hot water heater
• Garbage disposal
• Roof, gutters, other rain diversions
• Drainage systems in the yard or basement
• Pavement in the driveway or sidewalks
• Refrigerator and freezer
• Garage door opener
• Stove and oven
• Windows and doors
• Foundation
• Electrical circuits
• Plumbing

Before buying a home warranty, you’ll want to know exactly which systems and appliances the warranty covers.

Types of Home Warranty Plans

Most warranty companies offer a few different levels of coverage, all of which cover a specified collection of systems or appliances.

Here’s a common approach:

• Appliance Plan: Covers only appliances, including repairs or replacements as needed. Which appliances covered can vary. Some warranties may exclude well pumps, central vacuum motors, etc.
• Systems Plan: Covers only systems such as HVAC, plumbing, electrical, and so on. Which systems covered can vary. Some plans may not include less common systems, such as hot tubs. A systems plan usually costs more than an appliance plan.
• Combo Plan: Can cover both appliances and systems, and should be the most expensive and thorough plan.

So how do you know which level of coverage to buy?

Visit American Home Shield Today

Matching Your Warranty to Your Home

With apologies to speculative fiction enthusiasts, no one can predict the future — at least not consistently.

If we could, a lot of our decisions would be easier. You’d know who to date and what jobs to apply for.

You’d also know the furnace in the house you just bought won’t make it through the winter.

You could see yourself there, in the future, on the morning after Christmas maybe, shivering as you dial up the HVAC repair guy who will call the system a total loss.

If you knew about the vulnerable furnace, you’d definitely get a home warranty that would replace your furnace, right?

A systems plan or a combo plan, most likely?

Well, it turns out you can learn a lot about the future of your new home from a document you may already have paid for: a thorough home inspection.

Before you buy a house, an independent home inspector should check it out, from the top of the chimney to the pillars in the basement and everything in between.

If the inspector discovers major structural or safety issues you shouldn’t buy the house.

But, if the inspector finds an expected amount of wear and tear for the age of the home, it’s probably okay to proceed with the purchase.

Get a Warranty with First American

Key Considerations When You Buy a Home Warranty

You’ll be busy moving in, but be sure to hold onto that inspector’s report.

Before buying a warranty, go through the report, item by item, taking note of potential problem areas:

• Age: If the inspector had concerns about the age of the house’s kitchen appliances, make sure your warranty covers them.
• Plumbing: If the inspector’s report says the home’s plumbing system still has some ancient, clay-lined pipes, try to find a warranty with coverage for your plumbing system.
• HVAC: If the inspector noted the HVAC system is 20 years old, a warranty with HVAC coverage may be a must. In this case, you should also be sensitive to spending caps. A plan with a $500 cap on HVAC costs will be very little help if you’re facing a $10,000 replacement bill.

Some home warranty companies will want to conduct their own inspection of the systems or appliances you want to cover before entering into a contract with you. This is a separate inspection done for the purposes of your warranty company.

Another thing about choosing a level of coverage: If your new home doesn’t have a sump pump or an attic fan, for example, try not to pay for a warranty to cover those items.

This sounds like a no-brainer, but you’d be surprised what can happen when shoppers either don’t read the fine print in the warranty they’re buying or they buy a warranty before knowing the structural details of their new home.

Is a Warranty Right For You? Here’s The Pros & Cons

Even the best-educated guesses about which home systems your warranty should cover can be wrong.

If that happens, you’ll need to pay out-of-pocket for a repair on top of having already paid hundreds of dollars for a home warranty that didn’t help.

Talk about a frustration.

This is exactly why a lot of people have no interest in home warranties.

Here’s my take: Like so much else in your financial life, there’s no one-size-fits-all approach to getting a home warranty.

Analyze your specific situation. Become the expert on what you need. Then you’ll have a pretty good idea of whether you need a warranty.

When a Warranty Makes Less Sense

While I can’t decide for you whether to get a home warranty, I do have some thoughts about when a warranty makes less sense:

• When you’re buying new construction: When everything in your home is new, including the appliances and HVAC system, repair costs should be minimal over the first few years. You may decide to buy a home warranty later. And please understand even new things can break; we’re just thinking about generalities here and assuming your newly constructed house meets codes.
• If the systems you’d like to cover have their own warranties: If your water heater and your washing machine still have their manufacturer’s warranties (and they’re the systems you’re most concerned about) a home warranty may not be necessary. Many HVAC companies, for example, offer lengthy warranties and service contracts on their equipment.
• If you can save your own money for repairs: Rather than paying, say, $60 a month to a home warranty company, you could put that (and hopefully more) money in the bank each month, earmarked for home repairs. You’d be risking a repair cost before getting enough money saved, but after some months and years pass, you could have your own self-funded warranty.

When a Warranty Makes More Sense

On the other hand, some situations would make me lean toward getting a warranty:

• If you’re buying an older house: An older home has a lot of charm, but it may also include a lot of outdated systems. Older systems are more likely to wear out. And when they wear out, they’re less likely to be successfully repaired. If your new house is 20 years old or older, give a warranty some serious thought.
• If the mortgage will already be a strain: Will your new house payment already stretch your family budget to the limit? Facing an unexpected repair on top of the mortgage payment could wreak havoc. The right warranty could help a lot.
• If one or two specific home systems have you worried: Do visions of visiting electricians dance in your head every time you open the breaker box? Your sense of concern may be telling you something. A warranty could shield you from the bill if you needed a costly overhaul. Just make extra sure the warranty covers the system you’re worried about.

How to Shop for a Home Warranty

The most important thing now will be to make sure your new warranty matches you and your home.

The best warranty will address the home systems you’re most worried about, will most likely come through when you need it, and will fit within your budget.

Finding such a warranty can be a challenge.

How (Most) Home Warranties Work

Unlike electronics or small appliances, you can’t take systems in your home back to the store or have the manufacturer simply ship you a new one.

You probably need a specific part repaired or replaced to get your system up and running again.

So, here’s how home warranties tend to work:

1. You buy a warranty and pay its monthly or annual premiums. The warranty company may want to do an inspection.
2. When a home system covered by the warranty breaks down, you find your home warranty documents and call the number.
3. The customer service rep determines your eligibility and sends out a technician.
4. You pay the technician a service fee, usually $60 to $125.
5. The technician fixes the problem and sends the bill to your home warranty company.

It seems simple enough, but sometimes things don’t go as planned. Sometimes you discover (or your customer service rep discovers) language in the fine print excluding from coverage the exact repair you need.

Other times the warranty company may not be able to find a technician to fix your problem.

In that case, you have to find someone, pay for the fix, then try to get reimbursed.

There’s a lot of potential for frustration.

Knowing Where to Find Warranty Offers

Buying a house opens the floodgates for home-related product offers.

You’ll soon have a mailbox full of ads for mortgage insurance, pest control contracts, lawn care companies, and, yes, home warranty offers.

For the most part, I’d ignore all of those and do some independent research of your own.

 See which companies operate in your state. Check out their online reviews.

But don’t stop there:

• If you liked your home inspector, ask him or her which warranties to consider.
• If you live in a neighborhood where the houses are similar, see how your neighbors’ properties have fared and if they recommend a specific warranty company (or if they advise staying away from a specific company).
• See if your realtor has any insight from previous customers who bought warranties.
• Call a few local contractors or home repair experts. They’ve probably worked with warranty companies before and know which ones work well.

Online Reviews: They’re Usually Really Bad!

Few home-related products incite more anger than a home warranty that would not pay for a necessary repair.

Look no further than online forums which are filled with 1-star reviews, horror stories about loopholes allowing warranty companies to avoid payment, and tales of unsympathetic customer service reps.

Of course, people who had bad experiences post more reviews than people who felt like everything went OK. Such is the nature of online reviews.

They’re helpful, but not exactly representative of the entire spectrum of customer experience.

So you’ll need to mix in some research of your own, which means reading the fine print and calling to ask questions before signing a contract.

Read the Contract Before Making it Official

Once you’ve narrowed down some companies to consider, ask for some detailed information from each company on your list.

A company should be willing to give you a copy of the contract with all its fine print so you’ll know exactly what you’re agreeing to.

If you have trouble getting details from a company, move along to someone else. A company that won’t cooperate with potential customers may be even less helpful once you’ve signed up.

Be sure you find out:

• Whether the company has a wide network of technicians in your area capable of making repairs quickly.
• How you can go about getting reimbursed for a repair if ever necessary.
• Whether the company has 24-hour customer service or if help will be unavailable after hours or on holidays and weekends.
• If specific components of any covered systems are excluded from protection.
• If there’s a waiting period after signing the contract before you can file a claim. If so, how long? (Hopefully not more than 30 days.)
• What are the annual or lifetime caps on your warranty’s payouts? If they’re too low, the warranty will more likely be a waste of money.
• Will the warranty company want to do its own inspection?
• Will the contract require you to pay for regular maintenance in order to maintain compliance?

Become an Expert on Your Home and Your Contract

A warranty supporting the systems or appliances you’re most concerned about in your home can protect your monthly budget from big hits.

Since you’re the expert on your home, you’ll know what systems or appliances need the most support. (If you’re just moving in, check that home inspector’s report.)

You probably aren’t an expert on the home warranty contract you’re looking over, though.

Before signing it, read it thoroughly. Become an expert. Take note of what the contract requires of you, the homeowner.

If you don’t hold up your end of the bargain, or if you’ve exceeded the plan’s spending caps, the warranty won’t help when you’re facing a huge repair bill. This is the source of some, but not all, of the frustration which customers have with home warranties.

If you already know you won’t do what the contract requires, such as annual check-ups on all the covered systems and appliances, don’t sign it.

You’d be better off saving those premiums toward repairs or finding a warranty with fewer requirements. More importantly, though, when you become an expert on the contract, you can use it to your advantage.

If a customer service rep thinks the repair you need isn’t covered, you’ll know better.

You’ll know what questions to ask and what answers to expect.

At that point, you’ll know you have a home warranty in place as a line of defense against out-of-control and unexpected home repair costs.