Expert Advice On Improving Your Home
Expert Advice On Improving Your Home
Written By David Cusick
Last Updated April 2024
Homeownership in Florham Park can be exciting for many, but it also comes with its fair share of headaches. Home repairs can be an unanticipated financial burden for many homeowners. A home warranty can offer you the peace of mind you need and protect your bank account from large expenses by covering your home’s major systems and appliances.
Finding the best home warranty on the market can be quite a challenge because of the sheer number of options available. If you're overwhelmed by trying to compare them all, keep reading for our guide to the best home warranty companies in Florham Park.
Very highly rated among customer service reviews
Covers repairs with a 60-day workmanship guarantee
Extensive list of 20+ add-on coverages
Easy claims process
Won’t cover known or unknown pre-existing conditions
Liberty Home Guard is the most trustworthy home warranty for Florham Park residents. If you’re looking for a seamless complaint process and guaranteed service professionalism upon every repair visit, this is the plan for you. Plus, it has a 60-day workmanship guarantee and some of the best customer service in the industry. Liberty has 3 simple plans, making the selection process and policy coverage easily comprehensible.
Liberty Home Guard offers 3 plans for Florham Park homeowners. The Appliance Guard, Systems Guard, and Total Home Guard are the options they have, which contain a mix of system and appliance coverage. Service fees from Liberty are an affordable $75. The coverage caps are also generally around $3,000 at the maximum.
For more information on this provider, read our full review of Liberty Home Guard. To receive a free quote from Liberty Home Guard, fill out this online form or call 866-451-2281.
Appliance Guard
Systems Guard
Total Home Guard
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 for Florham Park residents. If you’re looking for very high coverage caps and simple-to-understand service contracts, this is the plan for you. Plus, it has great customer service, professional contractors, and lower out-of-pocket costs compared to other home warranties. Choice has 2 simple plans, making the selection process and policy coverage easily comprehensible.
Choice Home Warranty offers 2 plans for Florham Park homeowners. The Basic Plan and Total Plan are the options they have, which contain a mix of system and appliance coverage. Service fees from Choice are an affordable $85. The coverage caps are also generally around $3,000 at the maximum.
For more information on this provider, read our full review of Choice Home Warranty. To receive a free quote from Choice Home Warranty, fill out this online form or call 929-400-6164.
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 for Florham Park residents. If you’re looking for a highly affordable service fee and free roof coverage upon purchase of a policy plan, this is the plan for you. Plus, it has an extensive network of highly trained professionals all over the country who are experts in home maintenance. Select has 3 simple plans, making the selection process and policy coverage easily comprehensible.
Select Home Warranty offers 3 plans for Florham Park homeowners. The Bronze Care Plan, Gold Care Plan, and Platinum Care Plan are the options they have, which contain a mix of system and appliance coverage. Service fees from Select are a reasonable $60. The coverage caps are also generally around $2,000 at the maximum.
For more information on this provider, read our full review of Select Home Warranty. To receive a free quote from Select Home Warranty, fill out this online form or call 888-370-3953.
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 for Florham Park residents. If you’re looking for the ability to customize your plan with the coverages that work specifically for your home, this is the plan for you. Plus, it has a remarkably low claim denial rate in comparison to other home warranty companies. AHS has 3 simple plans, making the selection process and policy coverage easily comprehensible.
American Home Shield offers 3 plans for Florham Park homeowners. The ShieldSilver, ShieldGold, and ShieldPlatinum are the options they have, which contain a mix of system and appliance coverage. Service fees from AHS are customizable and range from $75 to $125. The coverage caps are also generally around $2,500 at the maximum.
For more information on this provider, read our full review of American Home Shield. To receive a free quote from American Home Shield, fill out this online form or call 888-365-2839.
ShieldSilver
ShieldGold
ShieldPlatinum
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 for Florham Park residents. If you’re looking for a 180-day workmanship guarantee that ensures your home systems and appliance repairs will be professionally done, this is the plan for you. Plus, it has a broad range of coverage options that will give homeowners peace of mind. Cinch has 3 simple plans, making the selection process and policy coverage easily comprehensible.
Cinch Home Services offers 3 plans for Florham Park homeowners. The Appliances Plan, Built-in Systems Plan, and Complete Home Plan are the options they have, which contain a mix of system and appliance coverage. Service fees from Cinch are customizable and range from $75 to $150. The coverage caps are also generally around $1,000-$2,000 at the maximum.
For more information on this provider, read our full review of Cinch Home Services. To receive a free quote from Cinch Home Services, fill out this online form or call 877-589-0505.
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 for Florham Park residents. If you’re looking for quick coverage where the home warranty goes into effect just ten days after you pay for the plan, instead of the typical 30 days, this is the plan for you. Plus, it has customer service representatives available 24/7, as well as a 30-day labor guarantee and a 90-day parts guarantee. HSC has 2 simple plans, making the selection process and policy coverage easily comprehensible.
The Home Service Club offers 2 plans for Florham Park homeowners. The Standard Coverage Plan and Comprehensive Coverage Plan are the options they have, which contain a mix of system and appliance coverage. Service fees from HSC are customizable and range from $65 to $90. The coverage caps are also generally around $2,000 at the maximum.
For more information on this provider, read our full review of The Home Service Club. To receive a free quote from The Home Service Club, fill out this online form or call 800-750-9443.
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 | $7,332 |
| Heating | $4,888 |
| Electrical | $733 |
| Toilets | $611 |
| Washer/Dryer | $978 |
| Plumbing | $733 |
| Oven | $1,955 |
| Fridge | $733 |
A home warranty is a protection policy that assists Florham Park homeowners in reducing the expenses of appliance and system repairs. The plans offer coverage to replace or repair appliances and systems that break down due to normal wear and tear.
When something stops working, you submit 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 delivers peace of mind for homeowners by helping them prevent expensive emergency fixes. They're particularly valuable for those who own older homes or ones with aging systems. More modern builds with working appliances probably don’t require a home warranty.
Home warranties safeguard both your home systems and appliances. Common appliances covered under a home warranty include dishwashers, microwaves, washers, dryers, garbage disposals, refrigerators, and more. Covered systems include heating, electrical, air conditioning, and plumbing. Many home warranties also offer add-on coverage options for central vacuums, septic systems, locksmiths, and even roof leaks. Most home warranty plans require Florham Park homeowners to wait 30 days before the plan will cover repairs. Additionally, policies usually only cover repairs and replacements resulting from normal wear and tear. Home warranties don't cover cosmetic issues, natural disasters, pre-existing conditions, or misusing a system or appliance. To make sure your next repair or replacement is covered, keep up with preventative maintenance.
Home warranty contracts use several terms that you'll want to learn before signing, such as:
When selecting a home warranty provider, there are several important factors to consider:
Home warranty plans can have major differences in covered items. Most plans cover electrical, heating, AC, plumbing, and appliances. More robust plans also offer protection for other items such as well pumps, spas, pools, and roof leaks. Look for companies with an array of coverage options, such as upgraded plans. Flexibility helps you tailor your protection for your home’s 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 providers with lower service fees to maximize savings. Some providers also offer disappearing deductibles when a homeowner goes a defined period without any repair requests.
A home warranty company's reputation provides insight into things such as contractor quality, repair timeliness, approval rates, and customer satisfaction. Use review platforms such as TrustPilot, Google Reviews, or the Better Business Bureau (BBB) to research providers. Positive ratings and feedback indicate a provider known for great service.
Home warranty providers use networks of local repair contractors to manage repairs in a given area. Contact potential businesses to ask how many repair professionals they have in Florham Park and get an idea of how quickly your repairs could be handled in an emergency. Bigger networks improve the chance of getting qualified contractors to quickly service your home.
Some home warranty providers include perks such as reduced maintenance fees, energy efficiency upgrades, and smart home device coverage. These extras can offer extra value beyond repair coverage. Extra bonuses help you enhance your home and get the most from your home warranty.
Since temperatures in Florham Park can be quite cold in the winter, the weather can put a lot of strain on your HVAC system. Buying a home warranty can help homeowners save money if one of these systems or appliances breaks all of a sudden.
A home warranty also saves you time and energy. Instead of spending hours finding and selecting a repair person to fix your appliance or system, home warranty companies do the hard work for you and send a trusted professional to your door whenever you need them. Another benefit of having a home warranty is while selling your home, you can most likely transfer your home warranty to the new owners. It can make your house more attractive to potential homebuyers and help your home sell faster.
One downside of getting a home warranty is that there are usually exclusions. For example, if one of your appliances already has a manufacturer's warranty, it may not be covered under the home warranty, so it’s important to read over any contracts you’re considering carefully to understand what is included and what isn’t.
Another potential pain point of home warranties is that they don’t cover items that haven’t been properly maintained. This can lead to your repair requests being denied, so it’s important to carefully follow the manufacturer’s guidelines for maintenance of your home systems and appliances.
A home warranty in Florham Park can cost between $30 and $60 a month. Higher-priced plans usually have a lower service fee, broader coverage, and higher coverage limits. This cost is often lower if you pay annually instead of monthly. Some companies will also lower your up-front costs when you opt for a higher service fee.
The difference between a home warranty and homeowner's insurance lies in what types of damage each covers. A home warranty plan covers normal wear and tear to systems and appliances in a home. Homeowners insurance protects the entire home in a situation such as a fire or natural disaster. With homeowners insurance, you won't be able to file a claim if you need a new washing machine or air conditioner, unless the damage is due to a natural disaster, which isn't that common in Florham Park.
A home warranty plan can help homebuyers, homeowners, investors, home sellers, and real estate agents. It can provide peace of mind and savings to anyone involved in homeownership.
A home warranty plan 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 helpful if you're concerned about one more than the other.
Home warranty plans generally offer coverage for a year. Many companies let you renew your plan yearly, and some offer month-to-month plans as well.
Typically, the homeowner pays for the home warranty. In some cases, however, the home seller may purchase a home warranty and transfer the policy to the buyer. The new homeowner will then need to pay the service fees when using the policy. Considering that the average home value in Florham Park is $853,714, a home warranty can be an added asset when buying a home.
