Expert Advice On Improving Your Home
Expert Advice On Improving Your Home
Written By David Cusick
Last Updated April 2024
Owning a home can have many advantages, but it can also come with some negatives like maintenance. The older your house’s appliances and systems are, the more likely it is that you'll benefit from a home warranty. A home warranty can bring you the peace of mind you need and safeguard your savings account from unexpected expenses by covering your home’s major systems and appliances.
The home warranty market has many providers — all with different offerings — so the Today's Homeowner team has compiled this guide to help you find the best home warranty companies in Modesto.
Over 10 years of experience
24/7 customer service team
Home inspections aren’t required
90-day repair guarantee
Plans aren’t customizable
Customers can’t choose their own contractor
Not available in washington
Choice Home Warranty is the best overall home warranty in Modesto. Choice has over 15 years of experience in the home warranty sector, and has provided excellent customer service at an affordable cost to its customers. The 2 plans from Choice are comprehensive and offer both system and appliance coverage. When you purchase a home warranty from Choice, you will get very high coverage caps and simple-to-understand service contracts. Choice Home Warranty also has great customer service, professional contractors, and lower out-of-pocket costs compared to other home warranties.
The plans that Choice offers to homeowners are Basic Plan and Total Plan. Choice’s service fees are an affordable $85, and the coverage limits come out to about $3,000 per covered system or appliance.
To get a free quote from Choice Home Warranty, fill out this online form or call 929-400-6164. For a more detailed breakdown, read our detailed review of Choice Home Warranty.
Basic Plan
Total Plan
Low service fees compared to other home warranty providers
Two months of free coverage
Has an appliance-only, systems-only, and combo plan option
90-day repair guarantee
Has a $75 cancellation fee
Low coverage caps
Select Home Warranty is the most cost-effective home warranty in Modesto. Select has over 11 years of experience in the home warranty sector, and has provided excellent customer service at an affordable cost to its customers. The 3 plans from Select are comprehensive and offer both system and appliance coverage. When you purchase a home warranty from Select, you will get a highly affordable service fee and free roof coverage upon purchase of a policy plan. Select Home Warranty also has an extensive network of highly trained professionals all over the country who are experts in home maintenance.
The plans that Select offers to homeowners are Bronze Care Plan, Gold Care Plan, and Platinum Care Plan. Select’s service fees are a reasonable $60, and the coverage limits come out to about $2,000 per covered system or appliance.
To get a free quote from Select Home Warranty, fill out this online form or call 888-370-3953. For a more detailed breakdown, read our detailed review of Select Home Warranty.
Bronze Care Plan
Gold Care Plan
Platinum Care Plan
The oldest and most trusted company in the industry
Allows customers to build their own plans
Ability to choose the service fee you want to pay
Broad coverage on up to 33 appliances and systems
Doesn’t let customers choose their own technician
Doesn’t provide coverage in alaska
American Home Shield is the most customizable home warranty in Modesto. AHS has over 26 years of experience in the home warranty sector, and has provided excellent customer service at an affordable cost to its customers. The 3 plans from AHS are comprehensive and offer both system and appliance coverage. When you purchase a home warranty from AHS, you will get the ability to customize your plan with the coverages that work specifically for your home. American Home Shield also has a remarkably low claim denial rate in comparison to other home warranty companies.
The plans that AHS offers to homeowners are ShieldSilver, ShieldGold, and ShieldPlatinum. AHS’s service fees are customizable and range from $75 to $125, and the coverage limits come out to about $2,500 per covered system or appliance.
To get a free quote from American Home Shield, fill out this online form or call 888-365-2839. For a more detailed breakdown, read our detailed review of American Home Shield.
ShieldSilver
ShieldGold
ShieldPlatinum
Established company with a bbb accreditation
Doesn’t have a coverage cap on heating, cooling, or ductwork
24/7 service calls available
Offers replacement of some covered items that are too damaged to repair
Doesn’t let customers choose their own contractor
According to some customer reviews, the technical jargon in contracts is confusing
First American Home Warranty is the best home warranty for appliance coverage in Modesto. First American has over 39 years of experience in the home warranty sector, and has provided excellent customer service at an affordable cost to its customers. The 2 plans from First American are comprehensive and offer both system and appliance coverage. When you purchase a home warranty from First American, you will get very affordable and comprehensive appliance coverage. First American Home Warranty also has a unique add-on alongside common ones called the First Class Upgrade, which covers fees associated with the use of lifting equipment, up to $250 per local building permits, haul away services, and appliances and systems that have been insufficiently installed or modified.
The plans that First American offers to homeowners are Basic Plan and Premier Plan. First American’s service fees are a reasonable $85, and the coverage limits come out to about $1,500 per covered system or appliance.
To get a free quote from First American Home Warranty, fill out this online form or call 833-204-7164. For a more detailed breakdown, read our detailed review of First American Home Warranty.
Basic Plan
Premier Plan
Offers home insurance deductible of $500
Extra long 180-day workmanship guarantee
Offers free cancellation in the first 30 days
Charges high service fees of $75-$150
Doesn’t allow customers to choose their own technician
Isn’t available in hawaii or alaska
Cinch Home Services is the home warranty with the best workmanship guarantee in Modesto. Cinch has over 44 years of experience in the home warranty sector, and has provided excellent customer service at an affordable cost to its customers. The 3 plans from Cinch are comprehensive and offer both system and appliance coverage. When you purchase a home warranty from Cinch, you will get a 180-day workmanship guarantee that ensures your home systems and appliance repairs will be professionally done. Cinch Home Services also has a broad range of coverage options that will give homeowners peace of mind.
The plans that Cinch offers to homeowners are Appliances Plan, Built-in Systems Plan, and Complete Home Plan. Cinch’s service fees are customizable and range from $75 to $150, and the coverage limits come out to about $1,000-$2,000 per covered system or appliance.
To get a free quote from Cinch Home Services, fill out this online form or call 877-589-0505. For a more detailed breakdown, read our detailed review of Cinch Home Services.
Appliances Plan
Built-in Systems Plan
Complete Home Plan
Policy starts in ten days
24/7 customer service support
Generous coverage caps on important systems and appliances
30-labor guarantee and 90-day parts guarantee
Offers utility and home service outside line coverage
Higher service fee of $95
Not accredited by the better business bureau (bbb)
Only 2 plan options
The Home Service Club is the best home warranty with the quickest service in Modesto. HSC has over 15 years of experience in the home warranty sector, and has provided excellent customer service at an affordable cost to its customers. The 2 plans from HSC are comprehensive and offer both system and appliance coverage. When you purchase a home warranty from HSC, you will get quick coverage where the home warranty goes into effect just ten days after you pay for the plan, instead of the typical 30 days. The Home Service Club also has customer service representatives available 24/7, as well as a 30-day labor guarantee and a 90-day parts guarantee.
The plans that HSC offers to homeowners are Standard Coverage Plan and Comprehensive Coverage Plan. HSC’s service fees are customizable and range from $65 to $90, and the coverage limits come out to about $2,000 per covered system or appliance.
To get a free quote from The Home Service Club, fill out this online form or call 800-750-9443. For a more detailed breakdown, read our detailed review of The Home Service Club.
Standard Coverage Plan
Comprehensive Coverage Plan
Today's Homeowner looks at dozens of datapoints on home warranty companies to come up with our data-driven rankings. It's not possible for a company to pay for preferential treatment in our rankings. We look at the following key factors in determining who should top our list:
| Home Appliance | Repair Cost |
|---|---|
| Air Conditioner | $6,563 |
| Heating | $4,375 |
| Electrical | $656 |
| Toilets | $547 |
| Washer/Dryer | $875 |
| Plumbing | $656 |
| Oven | $1,750 |
| Fridge | $656 |
A home warranty is a protection plan that helps Modesto homeowners in reducing the expenses of appliance and system repairs. The plans provide financial coverage to swap out or fix appliances and systems that break down due to normal wear and tear.
When something breaks down, you file a claim and pay a service fee. The home warranty provider then finds a contractor to handle the replacement or repair. Homeowners may have out-of-pocket costs only if the cost of the repair or replacement exceeds the item's coverage limit. A home warranty gives homeowners peace of mind, as it helps avoid high-priced emergency repairs. The coverage is especially helpful for those living in older houses or houses with systems near the end of their life span. However, homeowners with newer homes and modern appliances may not need a home warranty.
Home warranties help protect your home systems and appliances. Common appliances covered under a home warranty include garbage disposals, dryers, microwaves, refrigerators, dishwashers, washers, and others. Covered systems include air conditioning, heating, plumbing, and electrical. Many home warranty plans offer additional add-on coverage options for septic systems, central vacuums, locksmiths, and even roof leaks. Modesto homeowners should know that most home warranty plans begin with a 30-day waiting period before repairs are covered. What's more, most policies only address repairs and replacements resulting from normal wear and tear. Home warranties don't include pre-existing conditions, natural disasters, cosmetic issues, or misusing a system or appliance. You must keep up with preventative maintenance to help ensure your next repair or replacement is covered.
Home warranties use several terms that you'll want to understand before signing a contract, such as:
When you're deciding on a home warranty provider, there are several key things to take into account:
Home warranty coverage differs significantly when it comes to what's covered. Most plans cover plumbing, heating, electrical, AC, and appliances. More comprehensive plans also cover other items such as roof leaks, spas, well pumps, and pools. Look for providers with an array of coverage options, such as upgraded plans. Flexibility helps you tailor your protection for your needs.
Homeowners should anticipate paying a $60–100 service fee when filing home warranty claims. These per-repair charges can potentially accumulate over time, so some homeowners prefer using companies with more affordable per-claim fees to maximize savings. Some companies also offer disappearing deductibles after periods where a customer files no claims.
A home warranty provider's rating gives insight into things such as contractor quality, claim approval rates, timeliness of repairs, and overall customer satisfaction. Use third-party review sites such as the Better Business Bureau (BBB), Google Reviews, or TrustPilot to research providers. Positive ratings and reviews indicate a company known for stellar service.
Home warranty companies use networks of local repair technicians to manage repairs in a given area. Reach out to potential providers to learn the number of repair professionals they have in Modesto and get an idea of how fast your repairs could be handled in an emergency. More extensive networks raise the likelihood of getting qualified contractors to swiftly service your home.
Home warranty companies may offer extras such as energy efficiency upgrades, maintenance discounts, and coverage for smart home devices. These add value beyond basic repair coverage. Added perks maximize the usefulness of the home warranty.
Modesto’s hot summers can put a strain on a home’s HVAC system. Whether it’s summer or winter, a home warranty can help cover your home’s appliances and systems in the event they need to be repaired or replaced. For example, if your air conditioner stops working in the middle of July, a home warranty can cover the needed repairs, saving you from spending a lot of money out of pocket.
Not to mention, having a home warranty can save you some time by removing the need to research contractors — most companies will send a trusted professional right to your door to complete the repair or replacement. A home warranty can also have value in other ways. For instance, some policies can be transferred to another owner during a home sale.
Home warranties also have some downsides. Although it can give you less to worry about since the home warranty sends out a repair technician who handles the repair for you, some homeowners may not like this, and they would rather select a contractor themselves. If that’s the case for you, some home warranty plans let you select a contractor.
Another stipulation is that home warranties usually only cover damage from normal wear and tear. They often won’t cover home systems or appliances that need repairs or replacements due to natural disasters, animal infestations, improper maintenance, etc.
A home warranty policy costs, on average, around $300 to $600 a year in Modesto. Our top-rated home warranty providers' most comprehensive coverage options vary from $546 to $840 per year. You can reduce your monthly bill with some companies by choosing a higher service fee. In addition, it's typically cheaper to pay annually rather than monthly.
The difference between a home warranty and homeowner's insurance lies in what types of damage each covers. A home warranty protects against normal wear and tear to systems and appliances in a home. Homeowners insurance protects your entire home in a situation such as a natural disaster or fire. With a homeowners insurance plan, you will not be able to file a claim should you need a new washing machine or stove, unless the damage is due to a natural disaster, which is somewhat common in Modesto.
First-time homebuyers, real estate agents, landlords, homeowners, and home sellers can all get home warranty plans. A home warranty can help make your home more attractive to prospective buyers and save you money in the long run.
A home warranty will cover your systems, appliances, or both. Combination plans are great if you'd like more coverage for your home, but a system- or appliance-only plan can be useful if you want to save some money.
Generally, a home warranty policy lasts for a year and can be renewed annually. Some companies may offer month-to-month options.
Typically, the person who owns the home is responsible for paying for the home warranty. In some cases, though, the person who is selling the home may buy a home warranty plan and transfer the policy to the buyer. The new homeowner will then have to pay the service fees when using the policy. Since the average home value in Modesto is $428,740, a home warranty can save you some money when buying a home.
