Expert Advice On Improving Your Home
Expert Advice On Improving Your Home
Written By David Cusick
Last Updated February 2024
The cost of maintaining a home in Seattle can be expensive, particularly as your home ages and your appliances and systems need to be updated. A home warranty plan can help protect you by covering major repairs and replacements on your home’s most important systems and appliances.
Finding the best home warranty on the market can be difficult, as there are dozens of companies to decide between. That’s why our team at Today's Homeowner did the research and compiled a list of the best home warranty companies in Seattle for you.
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 Seattle residents. AHS has been in the home warranty business for about 26 years. The 3 policies that AHS offers include differing levels of system and appliance coverage, as well as add-on options. With a home warranty from AHS, you can benefit from the ability to customize your plan with the coverages that work specifically for your home. Not to mention, it 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. The coverage limits from AHS are around $2,500. The service fees are customizable and range from $75 to $125, which is cheaper than other providers in the Seattle area.
To receive a free quote from American Home Shield, fill out this online form or give them a call at 888-365-2839. Read our American Home Shield Review to learn more.
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 for Seattle residents. First American has been in the home warranty business for about 39 years. The 2 policies that First American offers include differing levels of system and appliance coverage, as well as add-on options. With a home warranty from First American, you can benefit from very affordable and comprehensive appliance coverage. Not to mention, it 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. The coverage limits from First American are around $1,500. The service fees are a reasonable $85, which is cheaper than other providers in the Seattle area.
To receive a free quote from First American Home Warranty, fill out this online form or give them a call at 833-204-7164. Read our First American Home Warranty Review to learn more.
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 for Seattle residents. Cinch has been in the home warranty business for about 44 years. The 3 policies that Cinch offers include differing levels of system and appliance coverage, as well as add-on options. With a home warranty from Cinch, you can benefit from a 180-day workmanship guarantee that ensures your home systems and appliance repairs will be professionally done. Not to mention, it 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. The coverage limits from Cinch are around $1,000-$2,000. The service fees are customizable and range from $75 to $150, which is cheaper than other providers in the Seattle area.
To receive a free quote from Cinch Home Services, fill out this online form or give them a call at 877-589-0505. Read our Cinch Home Services Review to learn more.
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 Seattle residents. HSC has been in the home warranty business for about 15 years. The 2 policies that HSC offers include differing levels of system and appliance coverage, as well as add-on options. With a home warranty from HSC, you can benefit from quick coverage where the home warranty goes into effect just ten days after you pay for the plan, instead of the typical 30 days. Not to mention, it 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. The coverage limits from HSC are around $2,000. The service fees are customizable and range from $65 to $90, which is cheaper than other providers in the Seattle area.
To receive a free quote from The Home Service Club, fill out this online form or give them a call at 800-750-9443. Read our The Home Service Club Review to learn more.
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 | $6,912 |
| Heating | $4,608 |
| Electrical | $691 |
| Toilets | $576 |
| Washer/Dryer | $922 |
| Plumbing | $691 |
| Oven | $1,843 |
| Fridge | $691 |
A home warranty is a protection policy that helps Seattle homeowners cut the costs of appliance and system repairs. The plans provide financial coverage to repair or swap out appliances and systems that stop working due to normal wear and tear.
When something breaks down, you file a claim and pay a service fee. The home warranty company then finds a contractor to handle the fix or replacement. Homeowners may have out-of-pocket costs only if the repair or replacement goes over the item's coverage limit. A home warranty delivers security for homeowners by helping them avoid expensive emergency fixes. They're particularly valuable for those who own older homes or ones with outdated systems. Newer builds with functional appliances probably don’t require a home warranty.
Home warranties help protect your home systems and appliances. Common covered appliances include dishwashers, dryers, microwaves, refrigerators, garbage disposals, washers, and others. Covered systems include heating, electrical, plumbing, and air conditioning. Many home warranty plans offer additional add-on coverage options for septic systems, locksmiths, central vacuums, and even roof leaks. Seattle homeowners should know that most home warranty plans begin with a 30-day waiting period before repairs are covered. Additionally, most policies only help pay for repairs and replacements due to normal wear and tear. Home warranties don't include pre-existing conditions, cosmetic issues, natural disasters, or misuse of a system or appliance. Remember to keep up with preventative maintenance to help ensure your next repair or replacement is covered.
Before signing a home warranty contract, you should know key terms like:
There are several key factors to consider when selecting a home warranty provider:
Home warranty coverage varies widely in the items that are included. Most plans provide coverage for electrical, AC, plumbing, heating, and appliances. More robust coverage options also cover other items such as roof leaks, well pumps, spas, and pools. Look for companies with varied coverage options, including upgraded plans. This allows you to customize your plan to your needs.
With any home warranty claim, you'll pay a service fee, usually falling in the $60 to $100 range, which gets paid per claim you submit. The costs from multiple fees can add up. You may decide to look for providers with lower service fees to maximize your savings on each claim. Some firms also offer disappearing deductibles for customers who don't file any claims over a certain timespan.
A home warranty provider's reputation can offer insight into things such as approval rates for claims, contractor quality, speed of repairs, and customer satisfaction. Use third-party review sites such as the Better Business Bureau (BBB), TrustPilot, or Google Reviews to research providers. Positive ratings and reviews indicate that a provider is known for quality service.
Home warranty companies have networks of contractors that they use to tackle covered repairs. Wider networks improve the probability of getting skilled contractors to your home swiftly. Reach out to possible providers to find out how many contractors they have in Seattle. This helps you understand how long repairs might take in an urgent situation.
Home warranty providers sometimes offer perks such as energy efficiency upgrades, coverage for smart home devices, and maintenance discounts. These extras can add value beyond basic repair coverage. Added perks can maximize the usefulness of your home warranty.
Since temperatures in Seattle can hit the negatives in the winter, the extreme weather can put a lot of strain on your heating system. Getting a home warranty can help homeowners save money if one of these systems or appliances breaks down unexpectedly.
Not to mention, having a home warranty can save you some time by removing the need to research contractors — most providers will send a trusted professional right to your door to do the necessary repair or replacement. A home warranty can also give value in other ways. For instance, some policies can be transferred between owners during a home sale.
One drawback of buying a home warranty is that there are generally exclusions. For instance, if you already have a manufacturer's warranty on one of your appliances, it may be excluded from the home warranty, so it’s important to read through any contracts you’re considering thoroughly to get a sense of what is included and what isn’t.
Another pain point of home warranties is that they don’t cover items that haven’t been properly maintained. This can lead to your claims 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 Seattle can cost between $30 and $60 a month. Higher-priced plans tend to have a lower service fee, broader coverage, and higher coverage limits. You can often lower this cost by paying annually instead of monthly. Some companies will also decrease your up-front costs when you opt for a higher service fee.
Home warranties and home insurance differ in what types of damage they cover. Home warranty policies cover problems with systems and appliances that need repairs or replacements due to normal wear and tear. A home insurance policy is a different plan that protects an entire home from natural disasters, which might not be too much of a concern in Seattle. It doesn't cover a typical appliance or system breakage.
A home warranty plan can help homebuyers, homeowners, investors, real estate agents, and home sellers. It can provide peace of mind to anyone involved with homeownership.
The different kinds of home warranties in Seattle include plans that cover either appliances or systems as well as comprehensive plans. A comprehensive plan covers your home systems and appliances, such as your refrigerator, washing machine, and heating and cooling systems. A plan that only covers appliances or systems will cover only the items mentioned in the plan.
Generally, a home warranty policy lasts for a year and can be renewed yearly. Some companies may offer month-to-month options.
Usually, the homeowner is responsible for paying the premium and service fees. However, if you have just bought a new home, sometimes the seller is the one who paid for the policy. This can then be given to the new homeowner, who will pay the service fees. In Seattle, where the median value of a home is $836,889, having the seller pay for the home warranty can save you some money on your new home.
