Written By David Cusick
Last Updated February 2024
The cost of maintaining a home in Bellevue can be expensive, particularly as your home ages and your appliances and systems have to be repaired or replaced. A home warranty can give you the peace of mind you need and protect your bank account from unexpected expenses by covering your home’s major systems and appliances.
Finding the best home warranty on the market can be time-consuming, since there are so many companies to choose from. That’s why our team at Today's Homeowner did the research and compiled a list of the top home warranty companies in Bellevue for you.
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 Bellevue residents. The home warranty provider offers 2 plans to policyholders with various system and appliance coverage options. If you’re looking for very high coverage caps and simple-to-understand service contracts, this is the provider for you. Plus, it has great customer service, professional contractors, and lower out-of-pocket costs compared to other home warranties.
Choice Home Warranty has 2 plans that offer a mix of system and appliance coverage. The coverage caps from Choice are about $3,000. The service fees are an affordable $85, which is cheaper than other providers in the Bellevue area.
Read our Choice Home Warranty full review to learn more. To receive a free quote from Choice Home Warranty, fill out this online form or give them a call at 929-400-6164.
Basic Plan
Total 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 Bellevue residents. The home warranty provider offers 3 plans to policyholders with various system and appliance coverage options. If you’re looking for the ability to customize your plan with the coverages that work specifically for your home, this is the provider for you. Plus, it has a remarkably low claim denial rate in comparison to other home warranty companies.
American Home Shield has 3 plans that offer a mix of system and appliance coverage. The coverage caps from AHS are about $2,500. The service fees are customizable and range from $75 to $125, which is cheaper than other providers in the Bellevue area.
Read our American Home Shield full review to learn more. To receive a free quote from American Home Shield, fill out this online form or give them a call at 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 Bellevue residents. The home warranty provider offers 3 plans to policyholders with various system and appliance coverage options. 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 provider for you. Plus, it has a broad range of coverage options that will give homeowners peace of mind.
Cinch Home Services has 3 plans that offer a mix of system and appliance coverage. The coverage caps from Cinch are about $1,000-$2,000. The service fees are customizable and range from $75 to $150, which is cheaper than other providers in the Bellevue area.
Read our Cinch Home Services full review to learn more. To receive a free quote from Cinch Home Services, fill out this online form or give them a call at 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 Bellevue residents. The home warranty provider offers 2 plans to policyholders with various system and appliance coverage options. 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 provider 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.
The Home Service Club has 2 plans that offer a mix of system and appliance coverage. The coverage caps from HSC are about $2,000. The service fees are customizable and range from $65 to $90, which is cheaper than other providers in the Bellevue area.
Read our The Home Service Club full review to learn more. To receive a free quote from The Home Service Club, fill out this online form or give them a call at 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 | $5,950 |
Heating | $3,967 |
Electrical | $595 |
Toilets | $496 |
Washer/Dryer | $793 |
Plumbing | $595 |
Oven | $1,587 |
Fridge | $595 |
A home warranty is a protection policy that helps Bellevue homeowners in reducing the expenses of appliance and system repairs. The plans provide financial coverage to swap out or fix appliances and systems that malfunction due to normal wear and tear.
When something breaks down, 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 repair or replacement costs go over the item's coverage limit. A home warranty policy gives homeowners peace of mind and can help avoid expensive emergency repairs. They can be especially helpful for people purchasing older homes or homes with appliances near the end of their life span. However, newer homes with appliances and fixtures in good condition may not require a home warranty.
Home warranties cover your household systems and appliances. Common covered appliances include garbage disposals, refrigerators, washers, microwaves, dryers, dishwashers, and others. Protected systems include plumbing, electrical, air conditioning, and heating. Many home warranty plans offer add-on coverage for central vacuums, roof leaks, septic systems, and even locksmiths. Bellevue homeowners should know that most home warranty plans impose a 30-day waiting period before repairs are covered. Additionally, most policies only help pay for repairs and replacements resulting from normal wear and tear. Home warranties don't include cosmetic issues, natural disasters, pre-existing conditions, or misuse of a system or appliance. Make sure to keep up with preventative maintenance to help make sure your next repair or replacement is covered.
Before signing a home warranty contract, you should learn key terms like:
When selecting a home warranty provider, there are several key factors to consider:
Home warranties have significant variation in what they include. Basic policies typically include electrical, heating, AC, plumbing, and appliances, while more comprehensive options may also cover pools, well pumps, spas, and roof leaks. Focus on providers with an expansive array of coverage choices including upgraded plans. This flexibility enables you to customize protection for your needs.
With any home warranty claim, you'll pay a service fee that can range from $60 to $100, which gets paid per repair request filed. The costs from multiple fees can add up. You may decide to look for providers with more affordable fees to maximize your savings on each claim. Some companies also offer disappearing deductibles when customers go a period with no claims filed.
A home warranty company's reputation can offer insight into things such as approval rates for claims, speed of repairs, contractor quality, and customer satisfaction. Look at third-party review sites such as Google Reviews, the Better Business Bureau (BBB), or TrustPilot to research companies. Good ratings and reviews indicate that a company is known for top-tier service.
Home warranty businesses keep networks of local technicians to handle repairs in your area. Reach out to potential providers to learn how many repair technicians they have in Bellevue and get an idea for how quickly your repairs could take place in an emergency situation. Larger networks improve the probability of getting qualified contractors to quickly service your home.
Some home warranty companies may include perks such as smart home device coverage, reduced maintenance fees, and energy efficiency upgrades. These can offer extra value beyond repair coverage. Added bonuses let you enhance your home and get the most from your home warranty.
Since temperatures in Bellevue can hit the negatives in the winter, the extreme weather can put a lot of strain on your heating system. Buying a home warranty plan can help homeowners save money if one of these systems or appliances breaks down suddenly.
Plus, having a home warranty can save you some time by eliminating the need to research service technicians — most providers will send a trusted professional right to your door to do the repair or replacement. Another added benefit of having home warranty coverage is that it can raise your home’s real estate value. If you ever decide to sell your house, you may be able to transfer your home warranty plan to the new homebuyer depending on the provider you have your home warranty with.
One of the major drawbacks of home warranties is not everything you care about may be covered. It’s important to research the different plans and sign up for one that covers all the appliances, systems, and add-ons you need.
Another stipulation is that home warranties usually only cover repairs needed due to normal wear and tear. They often won’t cover systems or appliances that need repairs or replacements due to natural disasters, improper maintenance, animal infestations, etc.
A home warranty plan costs, on average, around $300 to $600 a year in Bellevue. 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 opting for a higher service fee. In addition, it's typically less expensive to pay annually rather than monthly.
Home warranties and home insurance differ in what sorts of damage they cover. Home warranty policies cover problems related to systems and appliances that need to be repaired or replaced due to normal wear and tear. A home insurance policy is a larger insurance that protects an entire home from natural disasters, which might not be too much of a concern in Bellevue. It doesn't cover a typical appliance or system repairs.
A home warranty plan can help real estate agents, homebuyers, homeowners, home sellers, and investors. It can provide peace of mind and savings to anyone involved with homeownership.
A home warranty will cover your systems, appliances, or both. Combination plans are great if you need 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 usually last a year. Many providers let you renew your plan yearly, and some offer month-to-month plans as well.
Typically, the person who owns the home 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 be responsible for the service fees when using the policy. Considering that the average home value in Bellevue is $351,462, a home warranty can save you some money when buying a home.