Home Warranty in California

Top 3 California Home Warranty Companies (2021)

After analyzing 68 different companies, here’s your list of the three best home warranty providers in California:

1. American Home Shield
2. Select Home Warranty
3. Cinch Home Services

Here’s a close look at what makes these California’s best options – and what makes them different.

American Home Shield (Best Home Warranty in California)

American Home Shield is the superior choice for your California property. Right now they are offering $50 off plus a free month of coverage on any plan. You can get a free quote online or call them at 929-400-6169 before the clock runs out on this deal.

With the ability to choose your own service fee and get lower monthly premiums, AHS offers excellent coverage with flexible pricing. They have the most comprehensive coverage plans at the best price, so we are confident in naming them the best option for your California home.

Pros:

• Choose your own service fee
• Lower chance of claim denial
• Comprehensive Plans

Cons:

• At (not above) industry standard for communication
• Slightly higher premiums with standard service fee

Select Home Warranty (Most Affordable)

With Select Home Warranty, you get excellent coverage at very competitive prices. You also get roof leak coverage standard, not as an optional add-on that would cost extra money. Right now, Select is offering $175 off, plus two free months of coverage. To find out more, get your free quote online, or you can contact a home warranty specialist at 888-370-3954.

With a zero-dollar transfer fee, if you decide to cover a different property with the plan, that's no problem.

Pros:

• $150 off + 2 Months Free
• Free Roof Leak Coverage
• $0 Transfer Fee

Cons:

• $75 Cancellation fee
• Lower Coverage Limits than other plans

Cinch Home Services (Best Workmanship)

We like Cinch Home Services as a top provider of California home warranties because of the unique service they provide. They will pay $500 toward your homeowner's insurance deductible as an added layer of financial protection.

Right now, Cinch is offering $100 off their most popular plan. You can go online for a free quote for your situation, or call 877-589-0505 to make sure you get their best offer.

Pros:

• 6-month free reservice for failed repairs
• Insurance deductible reimbursement
• Low cancellation fee

Cons:

• Higher service call fees than most plans
• Lower coverage limits

Who Needs A Home Warranty in California?

From Sacramento to San Diego, home warranties have been available to the residents of California for more than 40 years. Old Republic Home Protection, for example, has been serving California homeowners since 1974. Today, home warranties in this state are offered by multiple companies, and some of them, including First American Home Buyers Protection and Fidelity National Home Warranty, are incorporated in California.

Homebuyers

The best home warranty companies in California customize their programs to fit the needs of every client. For first-time homebuyers who don’t have any experience with home warranties, companies like Select Home Warranty offer basic coverage that includes a limited number of home systems and appliances. This approach gives them an opportunity to try all home warranty benefits without investing too much money. In some cases, the homebuyers get their home warranties transferred from the previous homeowners. Sometimes, they get it as a housewarming gift from their real estate agents.

Read Also: What Are The Top Companies For First-Time Buyers?

Read Also: What Are The Top Companies For First Time Buyers?

Homeowners

The majority of experienced homeowners prefer to purchase more comprehensive home warranty plans, such as the Premier Plan offered by First American Home Warranty. This plan covers all of the essential home systems such as air conditioning, heating, plumbing, and electrical system, as well as kitchen appliances. In addition, many home warranty companies in California offer coverage for such items as swimming pools, roofs, extra refrigerators, and built-in vacuum cleaners.

Home sellers

Home sellers in California prefer to buy a home warranty if their house was built more than ten years ago. This covers the house while it’s listed on the market, and can then be transferred to the buyer for their first year of ownership. Many home buyers then extend the coverage or switch to a more comprehensive plan available to homeowners (but not to home sellers).

Real estate agents

The real estate market is a roller-coaster everywhere from New York to Nevada, but California real estate is in a class by itself. Real estate agents often purchase a home warranty to give it as an incentive to home buyers. After the initial one-year coverage expires, many homebuyers continue to extend their home warranty plans in California because they like having their home systems and appliances insured or they can switch to more comprehensive plans that cover additional home systems and appliances.

Which One Is Better: Home Appliance Insurance or Manufacturer's Warranty?

What You Should Think About Before Purchasing a Home Warranty in California?

There are multiple factors that you should consider before purchasing a home warranty in California. One of the most important factors is the age of the house. Most brand new houses come with a warranty from the developer, but as soon as this warranty expires, it is time to purchase coverage from a home warranty service provider. It is important to remember that a home warranty cannot be combined with any other warranty or insurance. In case the warranty from the developer is not provided or is too short, the best home warranty companies in California provide a new construction home warranty.

So, even if you live in an older house but just updated your appliances, an appliance home warranty will not be useful for you because all brand new appliances are usually covered under a manufacturer's warranty. In this case, many companies, including 2-10 Home Warranty, offer plans that include mostly home systems: air conditioning, heating, ductwork, plumbing, and electric system. Once your manufacturer's warranty expires, you will be able to switch to a combo plan, which covers both home systems and appliances. Providers also offer optional add-on coverage for things like well pumps, pool and spa, and even pest control. It's helpful to know you can tailor your coverage to your specific needs.

Another factor is the location of your house. Although the climate in most parts of California is nice and warm, it may vary a lot from north to south and east to west. When selecting home warranty programs in California, you should take into consideration the climate of the region, as it may influence the normal wear and tear of your home systems and appliances.

In the south, for example, where the weather is hot, it is crucial that home warranty plans in California would include maximum coverage for the air conditioner. One of the best companies that offer excellent A/C coverage for California residents is America’s 1st Choice Home Club.

Proximity to the ocean brings humid conditions which may impact the work of electrical systems and home appliances, so think about using companies like First American Home Warranty that have the best coverage for home appliances.

In the mountains, it is a good idea to select those home warranty plans in California that cover as much of the plumbing and septic system as possible. The best home warranty companies in Northern California, which includes the San Francisco Bay Area, make sure that their plans cover heating systems and water heaters to maximum capacity.

Read Also: What Are The Best Home Warranty Companies For A Heat Pump?

It is always recommended to read through each of the California home warranty company reviews appearing on this page to understand what are the pros and cons of each company. Although the reviews are not specific to California, the coverage and plans are similar regardless of where you reside (as long as the company can service you).

Top 5 Best Home Warranty Companies in California

Choice Home Warranty Review (Best Overall Home Warranty)

• Service Fee: $85
• Coverage: 9/10
• Limits: 9/10
• Exclusions: 9/10
• Affordability: 10/10
• Customer Service: 9.5/10
• Rating: 97.50

Visit Website

(848) 237-1571

Why Do We Like Choice?

Out of all the home warranty companies we reviewed, Choice Home Warranty has the most comprehensive plans, good payout limits, minimal number exclusions, quality customer service, and affordable cost.

Choice has two main home warranty plans. The “Basic Plan” and the more comprehensive “Total Plan” covering 15 home appliances (dishwasher, etc) and systems (duct work, water heater, etc). They also have "Optional Coverage" for add on items most homeowners don't usually have, which include pools and spas, well pump, sump pump, roof leaks, other extraneous items. 

Based on our review, Choice’s “Total” plan covers these items at a more affordable price point than its competitors although has a few more exclusions, which is how they can justify charging a lower monthly payment.

The thing about home warranties is that they are a bit complicated with a lot of moving parts that may confuse most homeowners on what’s covered versus what’s not covered.

A key deciding factor in our review looking for the best home warranty company is finding one with top quality customer service to help customers like you walk through the claims process so you don’t have to worry about nasty surprises when you need service.

That said, Choice has 24 hours a day 7 days a week 365 days a year availability and a 48 hour response time to get a contractor out to your home. Other providers tend to have slower response times and are less communicative about when technicians are assigned to your claim.

Policy On Pre-Existing Issues or Older Units?

Choice covers appliances regardless of age or existing wear and tear, so you don’t need to worry about signing up and not getting covered due to age assuming you’ve properly maintained the item over it’s life. 

What’s not covered is if you or someone else breaks the unit regardless of when it happens. All home warranties, regardless of company, won’t cover a unit you break through negligence or misuse (i.e., baby sticks chocolate bar into VCR).

Pros

• Good Limits (up to $1,500)
• Minimal Exclusions
• More Affordable 

Cons

• Only 15 Home Appliances & Systems Covered 

American Home Shield Review (Editor's Choice)

• Service Fee: $75 – $125
• Coverage: 10/10
• Limits: 10/10
• Exclusions: 9.5/10
• Affordability: 7/10
• Customer Service: 9/10
• Rating: 97.00

Visit Website

(866) 464-7521

Why Do We Like American Home Shield?

Far and away the most thorough and transparent home warranty company we reviewed is American Home Shield. They are the gold standard. If you spend any amount of time on their website, it’s clear that they are very upfront about what they do cover and don’t cover when compared to their competitors.

In fact, they go out of their way to tell you they cover things their competitors don’t like rust or plumbing stoppages.

They also have the best home warranty coverage with an astounding 21 systems and major appliances including trash compactor, smoke detectors, and clothes washer. They also have the fewest number of exclusions with the highest dollar limit payout amounts ranging from $1,000 - $3,000 per claim.

Think of American Home Shield as the “BMW” or “Mercedes” of home warranty companies. More expensive than Choice, but with better coverage and limits.

Policy On Pre-Existing Issues or Older Units?

Very similar to Choice, American Home Shield covers old systems and appliances that break down due to wear and tear, but they do not cover pre-existing issues or negligence related to the misuse of your appliance or system!

Pros

• Highest Payout Limits (up to $3,000)
• Widest Coverage (21 systems and appliances)
• Fewest Exclusions

Cons

• Most Expensive

Select Home Warranty Review (Most Affordable)

• Service Fee: $75
• Coverage: 8/10
• Limits: 8/10
• Exclusions: 8/10
• Affordability: 10/10
• Customer Service: 8/10
• Rating: 95.80

Visit Website

(888) 370-3954

Why Do We Like Select Home Warranty?

Select Home Warranty made our list as a best budget friendly home warranty option. They have lower limits ranging from $500 - $2,000 per claim but also lower service fee costs and potentially reduced annual premiums as low $325 per year if you opt into multiple year contracts, far below other competitors.

If you opt for their “Platinum Care” they are on-par with other providers in terms of what they actually cover.

Overall, a great budget option for people who want a home warranty but can’t afford Choice or American Home Shield.

Policy On Pre-Existing Issues or Older Units?

Very similar to Choice and American Home Shield, Select covers old systems and appliances that break down due to wear and tear, but they do not cover pre-existing issues or negligence related to the misuse of your appliance or system!

Pros

• Most Affordable Service Contracts 
• Roof leaks Are Covered In Their Platinum Plan

Cons

• Ultra Pushy Sales
• 3 Days To Submit Claim
• Weaker Network Of Contractors

Liberty Home Guard Review

• Service Fee: $75
• Coverage: 10/10
• Limits: 9/10
• Exclusions: 9/10
• Affordability: 8/10
• Customer Service: 9/10
• Rating: 95.10

Visit Website

(866) 472-3812

Why Do We Like Liberty Home Guard?

Liberty Home Guard is one of the newer home warranty companies on the market. With Liberty Home Guard, you will be exposed to all of the latest and greatest theories and concepts in the industry. This attention to technology will be seen immediately on their website and when dealing with the brand new customer portal. If you like a streamlined and electronic process for your home warranty policy, Liberty is a great choice. 

Liberty Home Guard has only been in the industry for a few years, yet they have grown a network of more than 10,000 certified contractors from around the country. These contractors have to go through a rigorous application to ensure that they are qualified to be making repairs in your home. 

Like some of the other home warranty companies on the market, Liberty Home Guard allows you to customize your plan with add ons and additional coverages. When it comes to pricing, Liberty Home Guard will be right in the same ballpark as most other manufacturers. There is some customization of your plan to be able to work within your budget, but a basic plan will start around $49.99 a month. 

We like that with Liberty Home Guard, you can use a contractor of your choice if you wish. The reservice fee will not be covered if you choose your contractor, but it is an excellent option if you have people that you trust to do your home repairs.

Policy On Pre-Existing Issues or Older Units?

If you are not moving into a brand new home, you will still get coverage from Liberty Home Guard. After your 30 day waiting period to begin coverage, all working appliances and systems will be covered from that point forward. If you have a broken microwave and you haven’t signed up for converge just yet, you will need to have that fixed before your coverage can start.

Pros

• State of the art customer portal system
• Rigorous testing for contractors
• Ability to use your own contractors
• Fair pricing
• Good customer service for a newer company

Cons

• Must report your issues within one day of noticing a problem

Total Home Protect Review

• Service Fee: $75
• Coverage: 8/10
• Limits: 7/10
• Exclusions: 7.5/10
• Affordability: 8/10
• Customer Service: 8/10
• Rating: 95.20

Visit Website

(267) 824-4010

Why Do We Like Total Home Protect?

Total Home Warranty made our list as a home warranty with above average protection on more robust systems like septic systems and roof coverage.

Their monthly cost comes out to around ~$45 per month for their basic “Gold” plan, which puts them on the more expensive side of the scale when compared to other top home warranties on our list with better coverage.

Most home warranties do not cover anything related to your roof but Total Home Protect does, which we found to be unique to their offering helping them crack our top list.

Policy On Pre-Existing Issues or Older Units?

Very similar to Choice and AHS, Total Home Protect covers old systems and appliances that break down due to wear and tear, but they do not cover pre-existing issues or negligence related to the misuse of your appliance or system!

Pros

• You Can Choose Your Own Technicians
• Roof Coverage

Cons

• More Exclusions Than Most Competitors
• The Worst BBB score
• Low Payout Limits ($500)

Home warranty regulations in California

Before you buy a home warranty it is important to know the home insurance/ warranty regulations in a given state. All home warranty companies in California are regulated by the California Department of Insurance. In San Francisco, home warranty providers must receive a permit at the Department's San Francisco Legal Division office. All the companies reviewed on our site are fully licensed to operate in the listed states.

Dreaming about the California lifestyle? Check out this video from the Wall Street Journal about housing costs in CA.

What we have to say in conclusion

Whether you are a homeowner, home seller, or home buyer, it is always a good idea to have your home systems and appliances covered under a home warranty. It can help you save money on unexpected repairs and replacements and preserve your peace of mind. Before you buy a home warranty, it is important to take into consideration the age of the house, which home systems and appliances you want to be covered, and in what part of California the house is located. The climate may have a big influence on the normal wear and tear of various parts of the house.

We hope we helped you find the best home warranty in California based on your individual needs. If you haven't been able to find a company that you like, please contact us so we can add more selections to this page!