It is difficult to ignore the negative stigmas associated with home warranties when debating purchasing one for your own home or rental property. Horror stories that include reports of companies not solving issues as customers expected, disguised exclusions, and inadequate technicians making matters worse are the opposite of what a property owner wants from their home warranty provider. Alternatively, partnering with a good home warranty service can potentially save you thousands of dollars over the course of the contract by protecting and supporting you during a covered breakdown. Property managers understand the stress of multiple breakdowns across properties, and finding professionals for the various issues that can arise can be time-consuming and even confusing. Home warranty providers will help take that step for you, saving you the time, hassle, and stress.
Because your rental property is a business, home warranty coverage is considered to be a business expense and can qualify as a tax-deductible claim. You can include both your premium and service fees on your annual tax bill for your rental property business. While you save money on regular repair costs with a home warranty, you will also lower your total liability when filing your taxes.
I have researched many home warranty companies and created a list of the top five best home warranty companies for landlords by using Today’s Homeowner Review Standards — a unique rating criteria based on coverage, customization options, affordability, customer experience, reputation, and claims process. In addition to using the Today’s Homeowner Review Standards, I also engaged in secret shopping, including calling to speak with representatives, reading through sample contracts, investigating online reviews, complaints, and resolutions, and sifting through brand web pages. I requested quotes for coverage for a two-bedroom, two-bathroom, single-family home in Yuma, Arizona.
Here’s how we ranked and reviewed the nation’s top home warranty companies to bring you the most accurate information.
Our team of experts reviewed over 70 home warranty providers to compare plan options, coverage limits, prices, and customer feedback.
We collected over 100 sample quotes from dozens of home warranty companies to give you an accurate look at industry pricing.
Our rating system scores providers based on 6 key factors: coverage options, affordability, customer experience, reputation, claims processes, and availability.
Read our full Home Warranty Review Methodology for more details.
Top 5 Home Warranty Companies for Landlords
- Liberty Home Guard is my top recommendation for landlords looking to protect their investments with a home warranty because of the extensive customization they offer, including 42 add-ons and emergency services. Liberty also provides multiple service fee options and maintains a positive customer reputation. That said, if your rental property has more luxury appliances, I recommend partnering with Elite Home Warranty to protect your property because of their incredibly high coverage limits.
- Landlords have many responsibilities regarding their rental properties. A home warranty company can be a great support system when issues arise. Some companies, such as Liberty Home Guard, even offer emergency services included in their plans.
- One of the best aspects of home warranty coverage for landlords is that it can qualify as a tax-deductible expense.
My Expert Recommendation
While there are many high-quality home warranty companies to consider, after extensive research and secret shopping for a home warranty for landlords, my top pick is Liberty Home Guard. Liberty offers extensive customization options, the most I have seen offered by any home warranty company. These include regular maintenance options like carpet cleaning, gutter cleaning, and power washing. They also offer emergency services, which can be critical for landlords if a property’s AC or refrigerator stops working after hours.
Elite Home Warranty would be my second choice, offering some of the best coverage caps I found in my research (up to $6,000 for appliances and up to $10,000 for systems). Because of their incredible caps, I would recommend you choose Elite Home Warranty as your provider if your property has more high-end appliances or systems.
It can be frustrating to call customer service representatives nowadays without assurance that you will speak with a person instead of an automated voice. With home warranty companies, it is crucial to speak with a representative as some companies give discounts just for calling. Be sure to call when shopping for a home warranty to secure those discounts.
Home Warranty Companies for Landlords I Didn’t Include
I did not include Select Home Warranty in this list because their customer reputation score is untrustworthy, as they offer discounts for five-star ratings. Because Today’s Homeowner’s unique rating scale includes an entire section devoted to company reputation, I cannot, in good faith, review this company positively knowing that they paid for their reputation.
Another company I did not include is HomeServe. While this company offers several affordable plans, their comprehensive coverage for appliances and systems is far more expensive than the other companies I include on this list.
Compare The Highest Rated Home Warranties for Landlords
| Company | Rating | Monthly Cost | Service Fee | Response Time | BBB Rating | Link |
|---|---|---|---|---|---|---|
 |
$50-$60 |
$75 |
12-48 hrs. |
NR |
VISIT SITE | |
 |
$35–$75 |
$100–$125 |
24-72 hrs |
B |
VISIT SITE | |
 |
$44.99-$58.99 |
$70 |
48 hours |
A+ |
VISIT SITE | |
 |
$46–$55 |
$85 |
24-48 hrs. |
B |
VISIT SITE | |
 |
$52–$58 |
$60 |
24-48 hrs. |
B |
VISIT SITE | |
 |
$38–$62 |
$75–$125 |
48 hours |
B |
VISIT SITE | |
 |
$38–$48 |
$75–$125 |
48 hours |
B |
VISIT SITE | |
 |
$17–$60+ |
$65–$100 |
2–24 hrs |
A- |
VISIT SITE | |
 |
$28–$68 |
$100–$150 |
2–24 hrs |
B |
VISIT SITE |
Quote and cost data gathered January 2024. Cost data are updated and monitored continuously.
Our Reviews of the Best Home Warranties for Landlords
Liberty Home Guard
4.6
Our Rating
I love Liberty Home Guard’s dedication to customization, offering low monthly premiums with excellent customization options, including service fee options and 42 add-ons, including coverage spanning carpet cleaning and a central vacuum to pro-series appliances and a casita guest unit. Through all of my research, Liberty is the only company I found that offers an inclusive list of add-ons dedicated to regular home maintenance, like power washing and gutter cleaning. If you value regular maintenance on your properties or your properties have luxury features like pro-series appliances, consider taking advantage of Liberty’s add-on opportunities. I also appreciate that Liberty has outstanding customer service and an excellent customer reputation, having received numerous strong reviews on trusted review websites, including Yelp, the Better Business Bureau (BBB), Trustpilot, and Google.
While Liberty Home Guard offers an extensive list of add-ons, they are more expensive than the industry standard average, with many between $9.99 and $19.99 a month. For comparison, all of AFC Home Warranty’s add-ons cost between $3.33 and $8.33 a month. My least favorite aspect of Liberty Home Guard’s warranty coverage is their coverage limits, which are limited to $2,000 depending on the plan of coverage and the appliance or system that has broken down. This is disappointing, especially in comparison to other providers, like Elite Home Warranty or First American Home Warranty, that offer industry standard-breaking coverage limits of up to $7,000 to $10,000. Most other providers usually provide coverage limits of at least $3,000.
Liberty Home Guard offers the most customizable plans of any home warranty I have researched, earning them a 9.3 on our scoreboard. This is a huge asset to landlords renting multiple properties, as you are able to customize the coverage easily for each property, including adding support for regular maintenance, like gutter cleaning, pest control, and carpet cleaning, to your plan. Liberty doesn’t stop with their provided list, as they ask that you reach out to them if you wish for them to cover items not currently offered. Liberty Home Guard claims they will “make every effort to determine if we can provide you with specialized coverage for those items.” Liberty’s customer service is also top-notch, proven by excellent reviews online, an easy quote process, and a quick and easy claims process.
When secret shopping, I found that Liberty’s service fees are not clearly listed when requesting an online quote. Other companies on this list include their service fee options in the quote calculator tool offered on their websites, but to find service fees for Liberty Home Guard, I had to sift through a sample contract. While this is not a deal-breaker, transparency surrounding service fees is a simple addition to the quote process that would make customer experiences more positive.
As I stated before, I don’t like that Liberty offers coverage limits of $2,000, which is less than the industry standard of $3,000. That said, if you don’t require higher coverage caps or are able to pay some out-of-pocket for repairs that exceed the limit, Liberty Home Guard is my top pick for home warranty coverage for landlords because of their customization options, affordable monthly premiums, and great customer service.
Liberty Home Guard earned top marks for their plans and coverage, scoring a 10 for plans and coverage. They offer three plans, including an appliance-only, systems-only, and a comprehensive plan covering both systems and appliances, along with their extensive list of add-ons. Liberty is by far the best company for coverage customization, providing options to personalize your plan to fit the various needs of your different properties, including options for specialty services like pest control, unique appliances, and casita guest spaces. The company also offers a 60-day workmanship guarantee, which is double the industry standard, giving you extra protection in the case that a contractor does not provide the best quality work on your property.
I would personally choose the Total Home Guard plan so that both home systems and appliances are covered, especially since, based on the quotes I received, it costs only $10 more than the basic appliances plan. Liberty also offers two months free when paying annually, saving you an additional $100 to $120 a year. Be sure to call a representative and check the website for discounts when you are shopping to ensure that you get the best price for your coverage.
The following table will be a summation of the relevant plans offered by Liberty Home Guard:
| Plan | Monthly Cost | Service Fee | Available Discounts |
| Appliance Guard | $44.99/mo | $65-125 | 2 mo free when you pay annually |
| Systems Guard | $49.99/mo | $65-125 | 2 mo free when you pay annually |
| Total Home Guard | $54.99/mo | $65-125 | 2 mo free when you pay annually |
Editor’s Note: The cost data mentioned in this article was sourced for a single-family, two-bedroom home under 5,000 square feet in Yuma, AZ. The cost data presented was accurate at the time of writing.
Available Add-Ons
Liberty Home Guard offers more add-on options than any other provider I have seen. Here are the 42 add-on options and their monthly prices I received at the time of writing:
- Outdoor/Backyard
- Pool and Spa ($19.99/mo)
- Additional spa ($9.99/mo)
- Lawn and sprinkler system ($9.99/mo)
- Saltwater pool ($23.99/mo)
- Generator ($19.99/mo)
- Casita guest unit ($35.99/mo)
- Electronics
- Electronics protection ($19.99/mo)
- TV mounting (up to 65-inch TVs) ($14.99/mo)
- TV mounting (up to 85-in TVs) ($19.99/mo)
- Professional series appliances
- Pro-series refrigerator ($14.99/mo)
- Pro-series stand-alone freezer ($14.99/mo)
- Pro-series range/oven/cooktop ($12.99/mo)
- Pro-series dishwasher ($7.99/mo)
- Pro-series microwave ($4.99/mo)
- Pro-series washing machine ($4.99/mo)
- Pro-series clothes dryer ($4.99/mo)
- Optional appliances
- Central vacuum ($8.99/mo)
- Stand alone freezer ($5.99/mo)
- Water softener ($13.99/mo)
- Swamp cooler ($14.99/mo)
- Second refrigerator ($7.99/mo)
- Trash compactor ($7.49/mo)
- Ice maker (in fridge) ($3.99/mo)
- Freestanding ice maker ($14.99/mo)
- Wine cooler/fridge ($11.99/mo)
- Water dispenser water line ($4.99/mo)
- Instant hot water dispenser ($9.99/mo)
- Reverse osmosis water filter system ($14.99/mo)
- Home maintenance
- Limited roof leak ($11.99/mo)
- Re-key ($9.99/mo)
- Gutter cleaning ($14.99/mo)
- Pest control ($14.99/mo)
- Carpet cleaning ($19.99/mo)
- Window washing/cleaning ($19.99/mo)
- Power washing (exterior flooring) ($19.99/mo)
- Fixtures
- Lighting fixtures ($7.99/mo)
- Plumbing fixtures ($7.99/mo)
- Pumps/Pumping
- Sump pump ($8.99/mo)
- Well pump ($12.99/mo)
- Septic system pumping ($12.99/mo)
- Ejector pump ($14.99/mo)
- Grinder pump ($14.99/mo)
- Most popular add-ons for Liberty Customers in *Arizona
- Pro-series range/oven/cooktop ($12.99/mo)
- Limited roof leak ($11.99/mo)
- Sump pump ($8.99/mo)
- Well pump ($12.99/mo)
- Septic system pumping ($12.99/mo)
While these add-ons are more expensive than those of their competitors, Liberty allows you to cover home appliances or unique home features that are typically not included in home warranty providers, such as pest control, carpet cleaning, and pro-series appliances.
You should note that Liberty Home Guard’s website denotes the most popular add-ons for the state you are requesting coverage in, so this will vary depending on where you live.
Exclusions
Liberty Home Guard’s plans have the following exclusions:
- Refrigerator
- Refrigerant
- Ranges/oven/cooktops
- Doors and door seals
- Sensi-heat burners replaced with standard burners
- Air conditioning
- Leaks of any kind
- Gas AC
- Electrical
- CO alarms and smoke detectors and related systems
Liberty’s add-ons cover some of these exclusions, such as lighting or some electronics, including TV mounting, so you can receive coverage for some of these items if you opt for those add-ons. In my research, I found that these are industry-standard exclusions, so they would not deter me from working with this company.
Editor’s Note: While this article highlights certain exclusions, it is imperative for readers to review their contracts as the mentioned exclusions are not exhaustive, and additional exclusions may apply.
Liberty Home Guard offers three monthly plans: Systems Guard with a monthly premium of $44.99, Appliance Guard costing $49.99 a month, and Total Home Guard with a monthly premium of $54.99. Again, these numbers are from a quote for a two-bedroom, two-bathroom, single-family home in Yuma, Arizona, so the prices you receive may vary based on the location of your property. These are monthly premiums that I found to be average, with their comprehensive plan costing less than some of their competitors like American Home Shield and First American Home Warranty. However, Liberty scored an 8.9 because their add-ons are more expensive and can drive your monthly premium up quickly.
Liberty also lost points in this category because of their lower coverage limits, capping at $2,000. This is significantly less than other providers like Elite Home Warranty, which offers caps up to $6,000 for appliances and $10,000 for systems in Yuma, Arizona. That said, if your rental property doesn’t need the higher coverage limits, I highly recommend considering Liberty Home Guard, as their base plans are still comprehensive and affordable.
Using the Today’s Homeowner unique rating system, Liberty Home Guard scored lower for customer experience than some of their competitors for home warranty companies. I like that Liberty provides a simple and easy quote process and offers a service guarantee. The company also maintains a 30-day waiting period for coverage to begin after you sign a contract, which is standard among home warranty companies. That said, the score is lower because Liberty creates multiple points of contact during and after the quotes and claims processes, which can be time-consuming for the customer as they must repeat information to multiple customer service representatives.
Liberty Home Guard, while still scoring above the industry average for customer experience based on the Today’s Homeowner rating system, also scored slightly lower because they are not as transparent with service fees as some of their competitors are. When secret shopping, I had to dig to find Liberty’s service fees. While other companies, like American Home Shield and First American Home Warranty, include service fees in the quote calculator tool, I had to dig through a sample contract to determine Liberty’s service fees. While this inconvenience certainly isn’t a deal-breaker for me, it did lessen the quality of my customer experience.
Excluding determining service fees, the quote process for Liberty Home Guard was simple and easy. Liberty provided me with detailed coverage options that I could easily and quickly customize with their quote calculator, including seeing how add-ons would affect my monthly premium in real time.
Liberty Home Guard consistently maintains a high average rating across thousands of reviews, more so than any other home warranty company I have researched. This is certainly reflected in their score of 9.1 for company reputation. If you are looking for peace of mind in choosing a provider who follows through with its claims, as proven consistently with outstanding customer reviews, Liberty Home Guard is my top recommendation.
Positive reviews praise Liberty’s customer service representatives for being knowledgeable about the industry and transparent about the company’s coverage options, add-ons, and exclusions. Liberty has also received praise for their quick turnaround time following the claim submission. One review highlights that a customer service rep allowed them to choose their own technician after the first failed to solve their issue and reimbursed their service fee. Alternatively, negative reviews report long waits for claim resolution, lack of transparency about service fees, and low credit amounts granted toward repairs.
It is important to remember that every home warranty company has received positive and negative reviews. I advise that you read through many reviews before deciding to partner with a company for coverage of your property. Also important to note is that Liberty Home Guard, unlike many other home warranty companies, maintains a high percentage of its consumer base that enjoys and appreciates their service enough to leave positive reviews online.
| Rating Site | Rating | Number of Reviews |
| BBB | NR* / 4.49 out of 5 stars | 2,470 |
| Trustpilot | 4.7 | 2,590 |
| 4.7 | 10,391 | |
| Yelp | 1.4 | 59 |
Editor’s Note: The ratings provided were accurate at the time of writing.
*Note (as of 4/17/2024): Recently the Better Business Bureau shifted LHG’s A+ rating to “NR” (Not Rated). We reached out to a representative from LHG for comment and they shared this statement: “Despite the BBB’s alert, our customer satisfaction levels remain by far the highest relative to our scale. Last month, we had the lowest percentage of customer cancellation requests in our entire history. On the BBB’s own platform, Liberty Home Guard has achieved a star rating of 4.5 out of 5 from nearly 2,500 reviews. For added context, the approximately 480 resolved complaints on Liberty Home Guard’s BBB profile equate to an extremely low fraction of a percentage relative to the size and scale of our total customer base. As we navigate this situation, which we believe will be resolved in time, we want to assure you that we remain committed to our customers and their satisfaction; they are the key stakeholders we orient all our efforts around.”
Liberty promises an average claim response time of 12 hours, which is the quickest of any company I researched, and to dispatch a technician to your home within 24-48 hours of the filed claim. They do acknowledge, however, that extenuating circumstances may apply to those time frames. Liberty Home Guard also offers emergency services, which can be crucial when your tenant’s AC stops working in the summer or a pipe bursts in the yard in the winter. These are some major benefits that make Liberty stand out among their competitors, as many either don’t offer these services or don’t offer them to the extent that Liberty does. Through research and secret shopping, I found that customers repeatedly praised the company for their fast and easy claims process, quick payouts, and quality of customer service representatives. Therefore, I can comfortably give a 10 out of 10 for their claims process.
Liberty Home Guard is the only company on my list to offer coverage in all 50 states, which could be incredibly beneficial to landlords with properties in multiple states. They also offer a 24/7 live chat feature on their website and provide the customer service number and email on the home page. I love that Liberty backs up their claims to provide emergency services by providing multiple ways for customers to contact a representative 24/7.
American Home Shield
4.3
Our Rating
I found that American Home Shield is second only to Elite Home Warranty when it comes to coverage limits, offering limits up to $5,000 for home systems, such as your HVAC system, and $4,000 for your appliances, depending on the plan you choose. These limits are much higher than those offered by other companies, which typically offer between $2,000 and $3,000 for home systems. This can be incredibly helpful for a property that has new appliances or contains systems that are no longer under warranty.
I also love how user-friendly American’s website is. Their webpage was easy to navigate and learn from. It includes small details that make the overall experience that much better than the experience that some of their competitors, like Elite Home Warranty, provide on their websites. One of those details is providing a start date for coverage if you sign a contract that day, and they do so on the quote calculator page, making some important aspects of your coverage transparent and easily accessible. Deciding on a home warranty provider is already a stressful process, and engaging with a user-friendly website was definitely appreciated and a plus for me when deciding who to partner with for coverage.
Sadly, American Home Shield has received thousands of negative reviews across multiple reputable review sites, including Yelp, Better Business Bureau (BBB), Google, and Trustpilot. Most of the negative reviews cite issues with slow response to claims, shady business surrounding coverage limits and payouts, and slow emergency service responses. The low rating averages and high number of negative reviews across three reputable review platforms are concerning to me when debating working with American Home Shield. That said, it is comforting that the company is accredited by the Better Business Bureau.
While American Home Shield is certainly not as affordable as other providers on this list, few home warranty companies compete with their high coverage limits of up to $5,000 for home systems and $4,000 for appliances. Most other companies on my list offer coverage limits between $2,000 and $3,000, making this high coverage limit a huge benefit if your systems are more high-end than most household models.
I personally enjoyed my secret shopping experience with American Home Shield, as their website and quote process were more user-friendly than those of other companies I researched. That said, I would only purchase the Shield Platinum plan because the other two plans American offers are not as comprehensive as some more affordable options providing similar coverage from other companies. If you are a landlord willing to pay more each month for a plan that provides you with higher coverage limits, and your property doesn’t need coverage from unique add-ons, Shield Platinum might be a great plan for you.
American Home Shield offers three tiered plans, including Shield Silver, covering 14 major systems including heating and cooling systems and plumbing systems; Shield Gold, covering ShieldSilver plus 9 appliances, including kitchen and laundry appliances; and Shield Platinum, their most comprehensive plan, including roof leak protection, a free HVAC tune-up, and protection for code violations, permits, and modifications, which is impressive as these are typically not covered by or are in violation of home warranty contracts. A major benefit of the ShieldPlatinum plan is the free annual HVAC tune-up, as regular maintenance can help prevent a system failure during extreme weather conditions.
American also offers Shield Assurance, advertising that even older systems and appliances and undetectable preexisting conditions are covered. This is another major benefit to partnering with American Home Shield to cover your property, as other companies do not typically cover these. Through Shield Assurance, American also promises to cover repairs if a system or appliance was improperly installed or previously repaired.
Even though the company requires higher service fees than average, I appreciate that American still offers two options, $100 and $125, allowing customers further customization of their monthly premiums. Personally, I would opt for the higher service fee to keep my monthly premium as low as possible.
The following table will be a summation of the relevant plans offered by American Home Shield:
| Plan | Monthly Cost | Service Fee | Available Discounts |
| ShieldSilver | $29.99 | $100-$125 | N/A |
| ShieldGold | $29.19 | $100-$125 | $250 off ShieldGold or ShieldPlatinum |
| Shield Platinum | $59.16 | $100-$125 | $250 off ShieldGold or ShieldPlatinum |
Editor’s Note: The cost data mentioned in this article was sourced for a single-family, two-bedroom home under 5,000 square feet in Yuma, AZ. The cost data presented was accurate at the time of writing.
Available Add-Ons
These are American Home Shield’s available add-ons and their monthly costs, according to the quote I received:
- Electronics protection plan ($14.99/mo)
- Guest unit ($44.99/mo)
- Pool and built-in spa equipment ($44.99/mo)
- Septic pump ($5.00/mo)
- Well pump ($8.00/mo)
I like that American Home Shield offers their electronics protection plan, including coverage for an unlimited number of new and used electronic devices. The add-on coverage excluded divides purchased second-hand or sold by a company “as is,” including laptops, headphones, video game consoles, smart home products, and home theaters. This could be a great add-on for landlords who rent fully furnished properties, including TVs or speaker systems. Be sure to read through the terms and conditions of this add-on and consider potential causes for your electronic devices breaking down before deciding. Certain causes of damage, such as liquid damage or accidental breaking, will not be covered.
Exclusions
American Home Shield provides a sample contract on their website that is easy to find and read, giving you a more comprehensive idea of what will be covered and excluded from your plan. Here is a list of the exclusions I pulled directly from the sample contract:
- Construction, carpentry, and restoration costs
- Commercial use limitation
- Shared items and systems
- Inaccessible locations
- Non-standard equipment
- Secondary items and services
- Cosmetic damage
- Any feature which is not a primary function of a covered item
- Improper capacity – if item is incorrect size for the home based on industry standard
- Misuse and accidental acts
- Breakdowns, and delayed and/or prevented services due to natural causes
- Known preexisting breakdown
- Flues, chimneys, fireplaces, and exhaust lines
- Power and fuel sources including solar power systems
- Breakdowns covered by other insurance and warranties
- Manufacturer or government recall
- Hazardous materials including mold
- Routine maintenance
- Smart home systems
- Multi-media center
- Outdoor kitchens
These exclusions seem to be standard for the industry and would not deter me from working with the company. During my secret shopping, I found American Home Shield to be more transparent with its exclusions than any other company, which is reassuring.
Editor’s Note: While this article highlights certain exclusions, it is imperative for readers to review their contracts as the mentioned exclusions are not exhaustive, and additional exclusions may apply.
American Home Shield is clearly not the most affordable home warranty company on the market, and their coverage prices can vary greatly by state, as is the case for other home warranty companies as well. However, Shield Platinum is not much more expensive on average than comparable plans from First American Home Shield and offers higher coverage limits. While American offers less expensive plans with lower levels of coverage, I do not recommend them because they are not as comprehensive in coverage as similar plans offered by their competitors. Keep in mind that if you opt for the higher service fee of $125, your monthly premium will be lower while you maintain the security of higher coverage limits than their competitors offer.
If you are a landlord who prioritizes a more affordable monthly premium, American Home Shield may not be your top choice. However, suppose you are looking for a company that offers affordable add-ons, including electronics protection, and has more expensive home systems and appliances with higher replacement and repair fees. In that case, I recommend American Home Shield for their high coverage limits, even if the coverage comes with a slightly higher monthly premium.
American Home Shield has a troubling amount of negative reviews across multiple reputable review websites, including Yelp, Google, Trustpilot, and BBB. Many reviews discuss miscommunication with representatives, including a lack of response from representatives and reports that agents never received their messages. This is something that concerned me during my research, as these are understandably frustrating issues to experience with a home warranty provider, especially if you are experiencing an emergency.
Despite negative reviews left online, American Home Shield received a score of 8.4 for customer service because they offer a service guarantee and provide multiple points of contact after requesting and receiving a quote, meaning you can communicate with the company in various ways. The company requires a 30-day waiting period for coverage to begin, which is standard for the industry. I like that American’s website has all forms of communication listed clearly, making it quick and easy to use a method that suits your needs best.
American Home Shield’s reputation is less than stellar, with a 2.2 on Trustpilot and 1.1 on Yelp at the time of writing. While a score of 7.7 is low, this score is still over 2 full points above average for home warranty companies. American has received a rating of 4.7 on Google and is accredited by the Better Business Bureau (BBB) with a B rating. This is a decent rating for a home warranty company but is still lower than their competitors. When researching American Home Shield, I found that most negative reviews focus on delays in finding and sending technicians to customers’ homes, sending ineffective contractors, and not covering items the customer expected to be covered. I am more concerned with complaints reporting service delays since complaints about a lack of coverage are often due to the customer’s lack of understanding of their contract. Because of this, I strongly recommend thoroughly reading through the sample contract American provides. Alternatively, most positive reviews praise the company for its excellent coverage.
Despite the reasoning, the reviews leave American Home Shield with a poorer company reputation than most. It is reassuring to me that the company has replied to nearly all of their negative reviews, usually within 24 hours of the complaint being posted. This gives me confidence that American is open to feedback, and makes solving customer issues a priority.
| Rating Site | Rating | Number of Reviews |
| BBB | B / 2.1 out of 5 stars | 11,081 |
| Trustpilot | 2.2 | 5,263 |
| 4.7 | 5,078 | |
| Yelp | 1.1 | 1,271 |
Editor’s Note: The ratings provided were accurate at the time of writing.
American uses an industry standard setup for their claims process, allowing you to submit a service ticket online or by calling the 24/7 customer service line. Their claims process is incredibly user-friendly. You are also able to use your online portal to track your home repair history and follow up there if needed. American Home Shield’s 24/7 customer service is a huge plus if you are concerned that a tenant might have urgent needs for repairs after hours or on the weekends.
American Home Shield is available in 49 states, except Alaska. Their availability in most states proves that the company is able to sustain payouts and claims in a wide variety of locations, even with higher coverage limits than its competitors. This is a major plus for property managers and landlords maintaining properties in various states, so you can work with one company across your multiple properties.
Elite Home Warranty
4.3
Our Rating
I love the unmatched coverage limits offered by Elite Home Warranty, as they offer up to $10,000 in Arizona, depending on your chosen coverage. Elite is one of two companies on my list to maintain online review ratings ranging from 4.5 to 5 stars across multiple reputable platforms, including Google, Trustpilot, and the Better Business Bureau (BBB). Elite certainly stands out among their competitors for its reputation, as many others have received ratings closer to two to three stars online. Something else I love about Elite is that they offer a claims concierge, which serves as a single point of contact from start to finish during the claims process, and a 90-day workman guarantee, which is higher than most other home warranty companies.
While Elite’s list of add-ons is not nearly as impressive as Liberty Home Guard’s, their plans and add-ons are incredibly affordable. Elite Home Warranty is an excellent option for landlords wanting reasonable prices and great coverage, especially for those with luxury appliances. I also appreciate that Elite Home Warranty is accredited by the Better Business Bureau, having received an A+ rating from the organization and the highest accreditation rating by the BBB of any company on my list.
I dislike that Elite Home Warranty has decided against offering emergency services, as many industry providers consider this practice to be standard. A lack of emergency services could easily be a deal-breaker for a landlord, especially since you want to solve any issue in a rental property as fast as possible to prevent further damage. I advise that you carefully consider your potential need for emergency services before choosing to work with Elite Home Warranty.
I also dislike that Elite makes it quite difficult to determine a quote without speaking to a representative. Other home warranty companies offer quote calculators on their websites, making it quick and easy for you to get an idea of what your premium might be. Elite provides a sample contract via email, which I encourage you to read before signing a contract, but it is very time-consuming to dig the information out of the contract before being committed to learning more about a company. This is not a deal-breaker for me personally, but it is something that has lessened my customer experience.
Elite Home Warranty has some of the best coverage limits in the industry, providing system payouts as high as $10,000 and appliance payouts as high as $6,000 in Arizona. Compared to the $2,000 to $3,000 that many others offer, Elite stands out to me as one of, if not the best, in the industry for coverage limits. If your rental property has high-end or luxury appliances, and you prioritize higher coverage limits to support the cost of those appliances, then I recommend working with Elite Home Warranty, ensuring that you are able to take advantage of the above-industry-average coverage limits.
Alternatively, if emergency services are a priority in your home warranty coverage, I do not recommend partnering with Elite to cover your property. While the company does offer 24/7 customer service, you cannot easily receive emergency services after hours or on weekends. This setback could be a major deal-breaker for you.
Elite Home Warranty offers three separate plans: one for systems, one for appliances, and a comprehensive plan called Elite Complete, which is my choice because of its amazing coverage. While these are industry-standard plan offerings, Elite stands out with their incredible coverage limits, covering up to $10,000 in Arizona. When secret shopping, I received a 30-day free trial for whatever policy I chose and $150 off the annual cost if I called to schedule coverage. I recommend calling to speak with a representative to secure the lowest cost for your home warranty coverage with Elite Home Warranty.
The following table will be a summation of the relevant plans offered by Elite Home Warranty:
| Plan | Monthly Cost | Service Fee | Available Discounts |
| Elite Complete | $59.99 | $75 | $150 off + 1 month free |
| Elite Appliances | $44.99 | $75 | $150 off + 1 month free |
| Elite Systems | $49.99 | $75 | $150 off + 1 month free |
Editor’s Note: The cost data mentioned in this article was sourced for a single-family, two-bedroom home under 5,000 square feet in Yuma, AZ. The cost data presented was accurate at the time of writing.
Available Add-Ons
Here are all of Elite Home Warranty’s available add-ons and their annual prices as pulled from their sample contract:
- HVAC annual maintenance ($299.99/yr)
- Pool and spa equipment ($199.99/yr)
- Pool equipment ($149.99/yr)
- Freestanding spa equipment ($119.99/yr)
- Generator ($99.99/yr)
- Limited roof leak repair ($99.99/yr)
- Septic system ($129.99/yr)
- Sump pump ($99.99/yr)
- Well pump ($99.99/yr)
- Ejector pump ($99.99/yr)
- Grinder pump ($99.99/yr)
- Lift pump ($99.99/yr)
- Lawn sprinkler system ($99.99/yr)
- Service line ($349.99/yr)
- Freestanding freezer ($59.99/yr)
- Central vacuum ($49.99/yr)
- Jetted/hot tub ($99.99/yr)
- Wine cooler ($69.99/yr)
- Freestanding ice maker ($59.99/yr)
- Water softener ($99.99/yr)
- Water filtration system ($99.99/yr)
- Attic exhaust fan ($69.99/yr)
- Swamp cooler ($149.99/yr)
- Guest house ($299.99/yr)
- Premium appliances ($249.99/yr)
- Premium systems ($299.99/yr)
- Premium systems plus ($499.99/yr)
- Premium benefits ($199.99/yr)
- Geothermal heating and cooling system ($299.99/yr)
I found that Elite offers more add-ons than most providers in the industry, second only to Liberty Home Guard. I like that Elite customers have the option to purchase additional coverage for premium appliances and systems to attain higher coverage limits.
Exclusions
The following are the exclusions from Elite Home Warranty’s coverage that I pulled from their sample contract:
- Natural disaster-related damages
- Acts of God
- Commercial-grade appliances
- Units in a rental property
- Cosmetic damages
- Lack of maintenance
These service contact exclusions are in line with other companies that I have researched. Elite is transparent about their service fees, clearly disclosing additional fees of up to $150 for servicing professional-grade appliances and for service calls during weekends or after hours. While this may not be a deal-breaker for you, it is important to note that these fees are not standard or even common practice among many other providers.
Editor’s Note: While this article highlights certain exclusions, it is imperative for readers to review their contracts as the mentioned exclusions are not exhaustive, and additional exclusions may apply.
Elite Home Warranty’s three plans are all within standard industry costs. Determining the monthly premium after add-ons, which can significantly impact the price, was a slightly frustrating process, as Elite provides only annual costs for their add-ons. I recommend speaking with a representative to make the process simpler and explicitly clear on what your price will be.
I determined that Elite’s add-ons cost an average of $15 to $20 a month each. While this seems like a high cost for an add-on, especially when compared to First American Home Warranty, these costs are standard across the market for the add-ons they offer, making them an affordable option for added protection. I love that Elite provides a free month trial, accompanied by a discounted service fee of $70 and a cancellation period, giving you added security in deciding to work with the company to cover your property. This is the only company I’ve seen provide this offer, and it provides near risk-free space to determine if Elite will be the best fit for you and your home needs.
My initial experiences with Elite Home Warranty as a secretary shopper were slightly frustrating. Their website is somewhat difficult to navigate, and they contacted me multiple times a day to confirm my coverage. Additionally, the add-on pricing was difficult to locate, only shown in the sample policy sent to me via email by my assigned customer service representative. Thankfully, these are also characteristics I found to be unique to Elite, as other home warranty providers clearly disclose add-on prices with their quote calculator. Experiences with Elite Home Warranty are more positive when calling and speaking with a representative, so that is my recommendation. However, Elite does make it easy to opt out of receiving communication through a button on the home page of their website — another feature I have found to be unique to Elite.
While Elite’s customer experience score is lower because the company utilizes many points of contact during the quote process, the company maintains a number of positive reviews online across multiple reputable review platforms, including Yelp, Trustpilot, BBB, and Google. Positive reviews praise the company for their affordable service fees, report more positive experiences with Elite than with other companies previously used by the customer, and positive experiences with customer service representatives throughout the claims process.
Elite Home Warranty has much higher reviews on average than other home warranty companies. It is important to keep in mind, however, that they also have a significantly lower total number of reviews than other companies, with less than 60 total reviews on Trustpilot and under 150 reviews on Google. I also appreciate that Elite has received 4.975/5 stars for their customer review average on the BBB’s website. Additionally, Elite has the most reviews on the BBB website, with 369. Based on these reviews, I have confidence in the company’s service and follow-through with its customers.
Positive reviews highlight a quick and easy claims process and service follow-up. Other positive reviews praise the attention given by customer service representatives throughout the service process to ensure repairs satisfied the homeowners. Others highlight customer service representatives for not pressuring the customer during the quote process. Alternatively, negative reviews share that they found the level of communication during the sales process to be aggressive, and one discusses a homeowner witnessing potentially rude communication between an Elite Home Warranty representative and a technician.
That said, because Elite sports an A+ from the BBB, along with accreditation, the few negative reviews do not significantly affect my opinion of the company. I also appreciate that Elite routinely responds to negative comments left on multiple platforms, sharing details of the situation and discussing the resolution, making me confident that Elite wants to work to resolve negative experiences.
| Rating Site | Rating | Number of Reviews |
| BBB | A+ / 4.97 out of 5 stars | 388 |
| Trustpilot | 4.7/5 | 59 |
| 4.8 | 146 |
Editor’s Note: The ratings provided were accurate at the time of writing.
With a score of 6.8, Elite has a below-average claims process score. While the company offers several ways (both online and over the phone) and is constantly available to file a claim, the company does not provide emergency services. This is clearly less than ideal and potentially a deal breaker for property owners. Elite offers an industry-standard response time, promising a response between 24 and 48 hours.
Elite Home Warranty is available in 47 states. Operating nearly nationwide shows the company’s legitimacy, proving that Elite can sustainably make payouts to homeowners with industry-standard breaking coverage limits on a wide scale.
AFC Home Warranty
4.3
Our Rating
AFC Home Warranty has incredible additional membership benefits, including free and discounted rates on home security, medical benefits, credit monitoring, insurance, and more — benefits that are practically unheard of. In my research, I have not seen these benefits offered by other home warranty companies, so it is certainly something to note. I also love that while AFC has a much lower number of reviews than their competitors, with the exception of Elite Home Warranty, posted online across multiple reputable review websites, they are mostly positive. Like Liberty, AFC also offers some unique add-ons to supplement their already comprehensive plans to meet the specific needs of homeowners. I also appreciated the user-friendly website that AFC provides, as it helped to make my customer experience as a secret shopper positive.
An incredible benefit unique to AFC’s home coverage is their “lifetime” work guarantee, which protects you in case a contractor needs to return after a repair and spans the lifetime of the plan you purchase – a huge bonus, as this is not a benefit offered by any other company on this list. In comparison, most home warranty plans allow 30 to 60 days of work guarantee coverage. AFC Home Warranty also provides an in-house service team, which I have not seen from other home warranty companies. It is beneficial to have all services central to the company as opposed to dealing with a third party, a common issue reported with home warranty companies.
While AFC Home Warranty advertises plans including up to $3,000 coverage limitations, some items receive payouts of only $150 to $1,000. If you wish to partner with AFC to cover your property, I urge you to review each item and its coverage cap against the value and expense of repair of the appliances and systems you want to cover. Do this to ensure you are not caught off-guard with insufficient coverage for pricier appliances in your home. First American Home Warranty has a similar coverage limit layout. While this type of payout system is more elusive, it would not deter me from working with AFC Home Warranty.
I dislike the fact that AFC Home Warranty does not offer emergency services. Many national home warranty companies provide 24/7/365 service, including after-hours, on weekends, and during holidays. While I am unsure as to why AFC has opted not to offer these industry-standard services, it would make me consider working with other companies.
My overall experience with AFC Home Club was positive. I love that their website is user-friendly, allowing me to quickly research customizable plans with multiple service fee options and easily explore the unique membership benefits. When looking for home warranty coverage, this company would be one of my top choices because I greatly value its high customer ratings and reviews, B rating from the Better Business Bureau, and plans that are customizable down to the service fee.
Something to note is AFC Home Warranty’s lower coverage cap, especially if you own high-end appliances. While AFC offers four different levels of coverage, their most comprehensive option is not available in all states, like New Jersey. Despite that, the company has better customer reviews, even for lower coverage plans than competitors, keeping it on my list. My favorite plan offered by AFC is their Diamond Plan because of its extended coverage, which includes electronics, exterior water, and exterior sewer lines. That said, AFC’s Platinum Plan maintains quality coverage for the average property owner and remains a plan that I would highly consider choosing.
AFC Home Warranty offers four plans in most states, starting with a simple appliances plan covering nine major appliances and three others that build on each other all the way to their most comprehensive plan, which covers appliances and systems along with extras that are uncommon to the industry. Their most basic plan, the Silver Plan, covers the nine most frequently used appliances. The Gold plan covers 15 appliances and systems, including electrical, plumbing, and heating systems. AFC’s Platinum Plan, my choice for states that do not offer the Diamond Plan, covers 19 appliances and systems, including major home systems and appliances, plus comforts like a built-in microwave and refrigerator ice maker. Their Diamond Plan covers everything included with the Platinum Plan but adds coverage for electronics, exterior water, and exterior sewer lines. I called and spoke to a rep to ask why their Diamond Plan is not offered in every state and was informed that AFC sources contractors through specific companies, and those companies do not provide coverage in every state. The representative was unable to say if this would change in the near future.
The Diamond Plan is an exceptional home warranty plan, though it is the most expensive comprehensive plan on my list. If you are a landlord who runs fully furnished properties, this may be your favorite option. The plan is as extensive as the others on this list while taking steps further and including electronics coverage in the plan – not as an add-on. AFC Home Warranty offers three service fee options, including $75, $100, and $125. My preference is to maintain a lower monthly premium by opting for higher service fees. I love that AFC offers three options, allowing you to customize your plan further. When secret shopping, I was offered $100 off annually and free roof leak coverage with any plan I chose. Be sure to call an AFC representative, though, as you’ll often land better discounts over the phone vs. exclusively relying on your online quote.
The following table will be a summation of the relevant plans offered by AFC Home Club:.
| Plan | Monthly Cost | Service Fee | Available Discounts |
| Silver Plan | $35.24 | $75-$125 | $100 off + Roof leaf coverage |
| Gold Plan | $49.75 | $75-$125 | $100 off + Roof leaf coverage |
| Platinum Plan | $54.58 | $75-$125 | $100 off + Roof leaf coverage |
| Diamond Plan | $89.17 | $75-$125 | $100 off + Roof leaf coverage |
Editor’s Note: The cost data mentioned in this article was sourced for a single-family, two-bedroom home under 5,000 square feet in Yuma, AZ. The cost data presented was accurate at the time of writing.
Available Add-Ons
AFC Home Club offers an average amount of add-on options. Here are the add-ons and their monthly prices at the time of writing:
- Central vacuum ($3.33/mo)
- Lawn sprinkler system ($5.83/mo)
- Pool ($8.33/mo)
- Roof leak ($0/mo)
- Septic system ($5.83/mo)
- Spa ($5.83/mo)
- Stand-alone freezer ($3.33/mo)
- Sump pump ($3.33/mo)
- Well pump ($3.33/mo)
Exclusions
These are common exclusions I found across AFC Home Club plans:
- Range hood
- Solar heating systems
- Water softeners
- Hot tubs
- Clogged pipes
- Sealed systems
When reading through AFC Home Warranty’s sample contract, I found that the company does not cover items that are not properly maintained by homeowners, including breakdowns caused by a lack of routine maintenance. I also learned that before AFC accepts service requests on HVAC systems, the company requires a prior annual maintenance log from a licensed technician proving that you have followed up with recommended repairs in the past. Otherwise, AFC will forfeit your HVAC coverage. While this is an understandable request and not an unheard-of policy, it likely would be a slightly annoying process to have to provide prior annual maintenance papers for some claims you file. I advise creating a filing system to keep track of all records related to your property if you decide to work with AFC Home Warranty.
Editor’s Note: While this article highlights certain exclusions, it is imperative for readers to review their contracts as the mentioned exclusions are not exhaustive, and additional exclusions may apply.
AFC Home Warranty offers four plans in most states, the Diamond Plan being their most comprehensive and expensive. AFC also offers three more affordable options, including the Platinum, Silver, and Gold Plans, which provide tiered coverage for only appliances or a combination of appliances and systems. These affordable plans might be perfect if you aren’t in need of extensive coverage and don’t have a high budget for home warranty coverage but still want peace of mind that your main systems and appliances receive coverage in the event of a breakdown.
Similarly to other companies on this list, AFC offers multiple service fee options, including $75, $100, and $125. This allows you to further customize your monthly premium — either by lowering your premium with a higher service fee or raising your premium with a lower service fee. While AFC offers a small list of add-ons, they are incredibly affordable, some costing $25 annually. When secret shopping, my total was not drastically impacted by adding a few additional coverage items to my monthly bill, as was the case with some other companies on this list, like Liberty Home Guard.
My customer experience with AFC Home Club was excellent. Not only was their webpage the easiest to use of all of the companies I reviewed (well organized, easy to navigate and use, and interactive in positive and helpful ways), but I could easily shop the company’s different plans by changing the coverage levels, add-ons, and service fee to customize my plan to fit my needs and budget using their quote calculator.
I found sales representatives to be respectful and patient, and I greatly appreciate their 24/7/365 customer service. Reviews across multiple reputable platforms also highlight their own positive experiences with customer service, including the professionalism of AFC’s in-service repair team. These are some incredibly important aspects of working with a home warranty company that could easily make or break your experience.
AFC Home Warranty has fewer total reviews across multiple reputable review websites than most of their competitors, despite being a BBB-accredited company. AFC Home Warranty regularly responds to reviews, positive and negative, across multiple review platforms. This is a practice I greatly appreciate in a home warranty company, as it shows dedication to feedback, resolution, and improvement.
While the company has received a low rating from their Yelp reviews, mostly citing a lack of coverage for fixes the customer expected to be covered (like most other companies on my list), I again think this could be due to individuals being unaware of their exact coverage exclusions. Because of this, I am not overly concerned by this low rating. Alternatively, many positive reviews highlight quick turnaround time with representatives assigning repair contractors, polite customer service, and high claim reimbursement percentages.
| Rating Site | Rating | Number of Reviews |
| BBB | B / 2.27 out of 5 stars | 150 |
| Trustpilot | 3/5 | 24 |
| 3.7/5 | 1,589 | |
| Yelp | 1.9/5 | 338 |
Editor’s Note: The ratings provided were accurate at the time of writing.
When secret shopping, I found AFC’s response time to be average, typically taking the company between 24 to 48 hours to respond. This is higher than industry standard, especially when compared to Liberty’s 12 hour response promise. AFC’s contract also notes that technicians may take more than 48 hours to accept their claim request beyond the 48 hour claims processing time, making a total potential waiting period 4 days. Because of these longer response times, AFC scored significantly lower in this category than its competitors. AFC Home Warranty states on their website in the systems coverage document that they are “not an Emergency Service and will be closed on Nationally Recognized Holidays therefore resulting in delayed Service Request Assignments.” Similar to other companies on this list, the lack of emergency service is certainly an important aspect to consider.
While AFC Home Club offers coverage in 48 states, excluding California and Hawaii, they are unable to provide their most extensive coverage option in all 48 of the states they serve. That said, because AFC is able to operate at such consistently positive levels throughout most of the nation, the company’s strong reputation and ability to sustainability fulfill claims and payouts on a large scale gives peace of mind to landlords seeking coverage from AFC Home Warranty.
First American Home Warranty
4.3
Our Rating
First American Home Warranty contracts protect improperly installed appliances and preexisting conditions, both of which home warranty companies do not usually cover. This could be a huge plus for landlords, especially those with newly purchased rental property. I love that the company promises to replace an appliance or system if they cannot repair it. When secret shopping, I found the quote process to be seamless and was able to customize my monthly premium by using their quote calculator, which included service fees, monthly premiums, and add-ons.
Similar to other companies on this list, like Elite Home Warranty and American Home Shield, American offers coverage caps up to
$7,000 per appliance under their Premium Plan. That said, their systems cap is much lower, being limited to $2,500. I appreciate that First American’s sample contract clearly states exactly what coverage and exclusions are applicable to all appliances and systems covered under their contracts.
I don’t like that First American requires policyholders to pay extra for air conditioning services, as this is a standard inclusion in plans, and only offers $1,500 for air conditioning systems, the lowest amount offered by any company on my list. The industry standard coverage for air conditioning and HVAC systems to be eligible for coverage limits of $2,000 to $3,000 for repair or replacement. While this is disappointing, if you do not anticipate a costly breakdown of those systems or are able to potentially pay more out of pocket to supplement the lower coverage limit, I recommend considering First American Home Warranty for their fantastic appliance coverage.
If you are a landlord in need of comprehensive coverage for systems and exceptional coverage for your property’s appliances, then consider First American Home Warranty’s Premium Plan, as it is certainly one of the best in the industry. Elite Home Warranty is the only other company I found that offers coverage for HVAC tune-ups, central vacuums, hot water dispensers, and luxury appliances. First American earned an 8.7 overall for their coverage, customization options, affordability, customer experience, reputation, and claims process.
That said, First American Home Warranty’s Essential and Premium plans are more expensive than their competitors. If you want a more affordable monthly premium, a different home warranty company, like Liberty Home Guard or AFC Home Warranty, may be a better option for you and your property.
First American Home Warranty offers three tiered plans, including a Starter Plan, covering basic appliances and systems like refrigerator and plumbing; an Essential Plan, adding other essential home systems and appliances like a washer and dryer and garage door opener; and a Premium plan which covers everything in the previous two plans and adds luxury appliances and other additional coverage enhancements to cover 18 items. Additionally, First American offers nine add-ons, including limited roof leaks. This is a huge bonus for me, as roof leak repairs can become costly very quickly.
The following table will be a summation of the relevant plans offered by First American Home Warranty:.
| Plan | Monthly Cost | Service Fee | Available Discounts |
| Starter Plan | $42.00 | $65-$125 | $200 off |
| Essential Plan | $52.00 | $65-$125 | $200 off |
| Premium Plan | $67.00 | $65-$125 | $200 off |
Editor’s Note: The cost data mentioned in this article was sourced for a single-family, two-bedroom home under 5,000 square feet in Yuma, AZ. The cost data presented was accurate at the time of writing.
Available Add-Ons
These are the add-ons that First American Home Warranty offers and their monthly costs:
- Pool/Spa Equipment ($20.83/mo)
- Additional refrigeration ($4.17/mo)
- Septic tank pumping/system ($7.08/mo)
- Central air conditioning (electric) ($8.33/mo)
- Well pump ($7.08/mo)
- First American advantage ($0.00/mo – offered with Essential and Premium Plans only)
- Water softener ($7.08/mo)
- Limited roof leak ($8.33/mo)
- HVAC Tune-Up ($2.08/mo)
As I noted earlier, a major benefit to working with First American is their HVAC tune-up add-on. Adding this service to your coverage could assist in preventing a breakdown that could lead to you needing to cover additional repair costs above the lower coverage limit for this system.
Exclusions
The following are notable exclusions I pulled from the sample contract provided by First American Home Warranty on their web page:
- Solar power systems and components
- Hazardous and toxic materials
- Anything covered otherwise under a manufacturer’s warranty
- Routine maintenance
- Bringing systems into code compliance
- Structural modifications
- Modifications to existing equipment
- Secondary damage
- Cosmetic fixes
- Damages caused by acts of God
- Repairs or replacements needed due to missing parts
- Residential property over 5,000 square feet
These are exclusions that I would expect to find in a home warranty contract and would not deter me from working with the company.
Editor’s Note: While this article highlights certain exclusions, it is imperative for readers to review their contracts as the mentioned exclusions are not exhaustive, and additional exclusions may apply.
First American Home Warranty was given a high score of 9.3 for affordability because of their multiple service fee options, including $75, $100, and $125, add-ons that cost below $14.00 on average, and money-back guarantee. While the cost of First American’s comprehensive plan is more than the national average cost for comparable coverage, their add-ons are much cheaper than some of their competitors, like Liberty Home Guard. If you prioritize customizing your coverage with add-ons affordably, consider choosing to work with First American Home Warranty. While their more comprehensive plan has a higher monthly premium, their add-ons are cheaper. When compared to the cost of add-ons from other companies, you may end up with a lower monthly premium through First American.
First American has an average customer experience score for home warranty companies. They offer a service guarantee, require an average waiting period of 30 days before coverage begins, and provide a quick and easy claims process. The company’s score is average because they utilize multiple points of contact with a customer after they have received a quote. While this practice may be helpful, it often leaves customers frustrated from repeating themselves. That said, the overall experience of customers with First American Home Warranty is largely positive. My experience with secret shopping was seamless, one of the easiest processes I experienced. I appreciated how helpful First American’s website is and that I was able to find a sample contract directly from the quote calculator.
First American Home Warranty has been accredited by the Better Business Bureau (BBB), receiving a B rating. While this is a decent rating for a home warranty company, reviews posted across reputable review websites, including Google, Yelp, Trustpilot, and BBB, are somewhat varied. Negative reviews report inadequate contractors leaving breakdowns in worse disrepair than before, contractors ghosting homeowners, miscommunication between FAHW representatives and contractors, and some shady business surrounding misdiagnosing breakdowns as uncovered. Based on my research, I am inclined to believe that some reports may be legitimate, and some may be due to a lack of understanding of their contract by the policyholder. Alternatively, positive reviews comment on a quick and painless claims process, fast resolution of breakdowns, and incredibly helpful customer service representatives. Overall, First American maintains a positive company reputation that is better than several competitors.
That said, I notice that First American Home Warranty has historically only responded to positive reviews. In most cases, their competitors, like American Home Shield, actively reply to negative reviews, showing they are willing to accept criticism and wish to work toward a resolution. I would like to see First American adopt this practice in the future.
| Rating Site | Rating | Number of Reviews |
| BBB | B / 1.77 out of 5 stars | 1,866 |
| Trustpilot | 4.1/5 | 13,750 |
| 2.8/5 | 2,572 | |
| Yelp | 1/5 | 425 |
Editor’s Note: The ratings provided were accurate at the time of writing.
First American Home Warranty has a standard claims process that is seamless and easy. You can call the customer service line or submit an online claim through your customer portal 24/7. First American scores higher in this category than competitors, like Elite Home Warranty, because they do offer emergency services. This can be a crucial service for a landlord, especially if your property is located in regions with extreme weather.
First American offers coverage in 35 states, which is the lowest amount of any company on my list and is why the company earned a 6 out of 10 for availability. While it is less than most, First American is still able to operate with positive reviews in all 35 of those states while making 24/7/365 customer service a priority and honoring their high payouts, which are comparable to Elite Home Warranty. If you have property in multiple states, be sure to check all states for First American coverage before signing a contract if you wish to work with one company for all of your properties.
Calculate the Cost of Home Warranty for Landlords
Our home warranty cost calculator can help you determine the yearly costs associated with your specific home warranty plan. Below, input your estimated monthly premium, service call fee, and the number of claims you anticipate having to calculate your yearly home warranty cost.
| Appliance | Average Repair Cost | Average Replacement Cost |
|---|---|---|
| Dehumidifier | $50–$200 | $1,300–$2,800 |
| Microwave | $50–$400 | $60–$2,000 |
| Dishwasher | $50–$500 | $400–$3,000 |
| Exhaust Fans | $16–$300 | $250–$950 |
| Electric Range | $100–$500 | $230–$3,000 |
| Gas Range | $100–$500 | $230–$3,000 |
| Dryer | $100–$400 | $450–$2,300 |
| Oven | $100–$430 | $400–$3,000 |
| Washer | $50–$450 | $400–$2,300 |
| Freezer | $90–$500 | $160–$2,900 |
| Refrigerator | $40–$350 | $200–$5,000 |
Frequently Asked Questions
Do You Need a Home Warranty for Landlords?
Landlords are constantly managing multiple properties — certainly a full-time job for most, and some have chosen to hire property managers to assist with the workload. If you want peace of mind knowing that you have support during a breakdown and want to avoid high, sudden expenses, a home warranty plan may be the right option for you. Home warranties count as a tax-deductible expense for your business and can make the job of a property manager much simpler by providing a one-stop service for covered breakdowns. If you are not concerned about paying potentially high and sudden costs for breakdown repair or have a new rental property that comes with home warranty coverage, purchasing separate coverage may not be for you.
How Much Does a Home Warranty Cost for Landlords?
The average cost for a home warranty is around $55 a month, or between $300 and $700 annually. I came to this conclusion by using the quotes I received while secret shopping for a two-bedroom, two-bathroom single-family home in Yuma, Arizona.
How To Save Money When Shopping for Home Warranties for Landlords?
These are a few ways you can save money when purchasing home warranties:
- Research many companies and their discounts: Asking friends and family for advice is always a good place to start. I also advise calling representatives and requesting a minimum of three quotes from reputable providers. Be sure to specifically ask about discounts and compare the prices, plans, and discounts offered to see where you can find the best value for your needs. Remember to ask about upcoming promotions as well.
- Call a customer service representative: Customer service agents can sometimes offer you further discounts for a lower monthly premium, but are also knowledgeable about the company and their coverage options.
- Choose add-ons wisely: Add-ons can provide excellent coverage for items not commonly covered. That said, I advise considering all factors, including the cost of the item and its repairs or replacements, the price of the add-on, and the protection that a manufacturer’s warranty could provide vs a home warranty. For example, I would not choose to add electronics coverage to my plan because my Apple devices, including my work laptop, are all covered with AppleCare. My partner, however, might prefer to add electronics coverage because his computer is not covered under a manufacturer’s warranty or insurance plan.
- Customize your service fee: Some companies will allow you a choice of service fees, ranging from $65 to $125. To pay a lower monthly premium, opt for higher service fee choices.
Is a Home Warranty Worth It for Landlords?
A home warranty is worth it for landlords if you want peace of mind that you are supported in the event of a breakdown, helping to prevent you from incurring sudden large financial burdens, or want general support in managing the breakdowns your properties experience. That said, if you are comfortable paying large out-of-pocket expenses for repairs or replacements, or have appliances covered by a manufacturer’s warranty, a home warranty may not be worth it to you. Many providers offer a systems-only or appliance-only plan, which may be more beneficial than a totally comprehensive plan if this is the case for your property.
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