Why are home warranty companies in Florida so popular among homeowners and real estate agents? It’s because the Florida real estate market is flourishing, and everyone wants to protect their investment.

Top Best Home Warranty Companies In Florida Review

But, finding the best home warranty companies in Florida isn’t as easy as it may seem.

That’s why our team has carefully reviewed more than 68 home warranty providers to find the best plans available.

In our analysis, you will find:

  • How can you save the most money with a home warranty?
  • What do Florida homeowners need in a home protection plan?
  • What important details should you look for before choosing a plan?
  • A review of the top 5 Florida home warranty providers with pros and cons
  • And more!
Editor's Choice

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Best Overall

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Most Affordable

Limited Time: $150 Off + 2 Free Months + roof coverage
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Below are the top picks that we think are of the most benefit to Florida residents. Continue reading!


Best Home Warranty Companies in Florida

  # 1 Our Top Choice Choice Home Warranty
Editorial Rating 97.5
  • $50 Off + 1 month free
  • Won't deny coverage if systems/appliances are old
  • Free cancellation within 30 days
  • Emergency service available
  • Reservice for failed repairs
  # 2 American Home Shield
Editorial Rating 97.0
  • Get $50 off
  • Lower chance of claim denial
  • 24/7 service calls and online service
  • Large and established firm
  • Choose your own service fee!
  • Market veteran
  # 3 Select Home Warranty
Editorial Rating 95.8
  • $150 off + 2 months free
  • FREE Roof Leak Coverage
  • Good selection of plans
  • High contractor professionalism
  • $0 transfer fee
  • First 30 days: Free cancellation
  # 4 Liberty Home Guard
Editorial Rating 95.1
  • $200 off + 2 Month Free + Free Roof Coverage!
  • BBB's Only A+ Accredited Home Warranty Company!
  • Newly designed customer claim portal
  • Smaller company
  • Newer on the market
  # 5 ServicePlus Home Warranty
Editorial Rating 95.05
  • $200 OFF + 2 Months Free
  • Free Roof Coverage
  • Comprehensive coverage plans
  • 1 day to submit claim
  • Limited availability (6 states)
  # 6 Cinch Home Services
Editorial Rating 95.0
  • First 2 Months Free on all Plans! (exclusions apply)
  • Industry-leading 180-day workmanship guarantee
  • $500 Homeowner insurance deductible reimbursement
  • 18,000 reliable & fast local technicians
  • 24/7 customer service
  • Low cancellation fee
  # 7 First American Home Warranty
Editorial Rating 94.9
  • Best Customer Service 2020
  • $100 Instant Online Discount
  • Plans from $25/m
  • Automatically renewed policy

Disclosure: ReviewHomeWarranties.com has referral agreements with some of the home warranty companies presented on our lists throughout this website, including our the above rankings. Referral income which we generate through these agreements helps us keep the content free of ads and accessible.

So, choosing the right company takes some careful consideration, but we want to help!

There are more than 100 home warranty companies in the USA, and most offer coverage for residents or retirees spending their golden years in the Sunshine State.

Of the top home warranty providers in the country, we reviewed what each offers to find the absolute best protection options for you. We evaluated rates, terms, cancellation fees, customer reviews, statistics, and more to provide you with details to help you choose the best warranty company available and get the most out of your home service contract.

Do You Need A Home Warranty in Florida?

If you own a primary residence or rental property in Florida, it can be a really good idea to have a home warranty. The climate here can cause more repairs for homeowners. In the northern and central parts of Florida, the climate is subtropical and humid.

Florida home warranty clients

The southern part of the state has a tropical climate where thunderstorms are not uncommon. Many Florida homes are also within a few miles of the beach, and saltwater is especially corrosive.

Home components can wear out faster due to heavy storms and corrosion, so it is wise for all Florida homeowners to protect their property beyond what homeowner's insurance provides. Plus, there are some situations that might make it even more critical for you to have coverage.

Do You Plan to Retire in Florida?

The savviest people buy their Florida residences well in advance, and by the time they retire, they have a beautiful place to live without having to pay monthly mortgage payments.

However, they still need to worry about maintenance. That is where FL home warranty plans come in handy. A home warranty takes the stress out of home repairs. With a home service contract provider behind you, you know when something breaks, it is not a problem.

Curious about purchasing a duplex for your retirement in Florida?

Read Also: What Are The Best Home Warranty Plans For A Duplex

Do You Worry About How You Will Pay For Expensive Home Repairs?

Does the thought of coming up with thousands of dollars to replace your HVAC system keep you up at night? Why stress yourself worrying when you can protect yourself with an affordable home warranty. For the cost (or in some cases less than the cost) of repairing or replacing one home appliance or system, you can have all of them protected under one policy. That is the peace of mind having a home warranty can provide.

Are You Purchasing An Older Home?

The Sunshine State has plenty of beautiful homes. The median age of houses in this state is about 12 years, and many of the homes in Florida are even older.

So, chances are your Florida refuge is not brand new. That means that a manufacturer's warranty for most home systems and appliances has expired, and a home warranty is even more critical.

Otherwise, you will need to dip into your savings, or worse yet, come up with the money to repair appliances as they break.

There is nothing wrong with owning an older home, but you do need to expect things to break. Home warranty companies make owning an older home just as enjoyable and convenient as living in a newly constructed property.

Do you own an older home with luxury appliances and systems? Check out this article on how to best protect your items.

Do You Own Aging Appliances?

If you own appliances that are no longer covered under a manufacturer's warranty, you know eventually they will need to be serviced or replaced. Even new appliances can break, but the older your machines are, the more likely they are to need repairs.

Anyone who owns older appliances should strongly consider covering them with a protection plan. Your washer and dryer, refrigerator, garage door opener, and others make life more comfortable, and you probably take these items for granted, but when they break, it is another story.

With an appliances plan, you never have to worry about laundry piling up, having to manually open your garage each time you leave or come home, or getting stuck in a hot home with no air conditioner.

Does Your Home Have A Pool Or Spa?

There is nothing better than taking a dip in the pool or relaxing in a spa on a day in paradise. Florida is one of the leading states for inground pools. The average pool repair costs around $500. However, they can be much higher depending on which pool part needs repairs. Luckily, most Florida home warranty companies offer optional add-on coverage for swimming pools and whirlpools.

How Can You Save Money With A Florida Home Warranty?

A home warranty in Florida is a fairly common way for homeowners to save money on house repairs. For less than the cost of many single home repairs, you can purchase a basic plan or even a Combo Plan from a reputable company to protect most of your home's major components. 

Generally, basic policies cover repairs for electrical systems, heaters, water heaters, plumbing stoppages, garbage disposals, cooktops, ceiling fans, garage door openers, and more.

Look For Affordable Service Fees

All home warranty companies charge service fees before completing repairs on covered items. The service fees typically run between $60 and $150, depending on the provider you choose.

So, if you want to save the most money with your plan, it is essential to choose a company with service call fees. You'll want to look at how much you can save on the premium with a higher service fee. Most companies offer lower premiums the higher the service call fee, so that can be an attractive option for home warranty purchasers.

You should also look for a provider with free reservice on repairs. Most companies offer at least 30 days of protection on items their service contract professionals repair or replace, but some offer as long as 90 days.

You should also look for a provider with free reservice on repairs. Most companies offer at least 30 days of protection on items their service contract professionals repair or replace, but some offer as long as 90 days.

Choose A Company With Positive Consumer Reviews

You've got to know the reputation of the company you are working with. Customer reviews are a great place to look when you are shopping-home warranty coverage options. The companies with the best home warranty reviews typically have a good track record for fast service calls, covering repairs, and excellent customer service.

Take Advantage Of Value-Added Services

Many home warranty companies offer value-added services to customers. These services include discounts for system maintenance through the warranty providers contractor network, free HVAC servicing, and free air filters.

Read Also: What Are The Top Companies For HVAC Systems?

Taking advantage of these additional benefits to owning a service contract helps you to get the most out of your investment.

Choose A Plan That Covers Replacement Costs

Choosing a plan that covers replacement costs is essential because not all appliances are fixable. If your policy does not cover the replacement of items like your clothes washer, dishwasher, refrigerator, central air, and heating system, it can leave you without protection when they fail.

Florida Home Warranty Facts

You should also pay attention to the limits placed on replacements. If you own expensive home components, you need to make sure that the company you choose will cover the full replacement costs.

How Do You Get A Home Warranty In Florida?

There are a few ways that you can purchase home warranty coverage in Florida. If you are buying a new home, you can include a home warranty in your real estate contract.

It is common practice for the seller to pay for the home warranty for the new homeowner. When your new policy is paid for in closing, coverage typically starts immediately.

Another way home buyers get coverage is for the seller to transfer their existing home warranty to the new property owner. Many companies even offer free owner transfers.

When the current owner transfers their policy to the new owner, there is no lapse in coverage.

If you already own your Florida home and you want to purchase a home warranty, you can do that also. When you buy a policy for your existing home, most companies have a 30 day waiting period before you can use the coverage.

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

What Coverage Options Are Most Important In Florida?

Due to the climate in Florida, it is vital to have protection for outdoor components, your air conditioner, electrical systems, and home appliances.

Of course, you might want to opt for comprehensive coverage with a complete home protection policy that will cover all of the appliances and systems in your home for even greater protection.

What Plans Are Available For Florida Homeowners?

As a Florida resident, you are lucky to have a big selection of home warranty companies that offer various plans and options to cover additional items, such as extra refrigerators, central vacuum, sprinkler systems, roof leaks, swimming pool, and spa.

There are several ways you can cover the vital components in your home. However, choosing your plan carefully is essential because the covered items differ depending on the program and provider you select.

Basic Coverage

Basic coverage offers protection for many of your home appliances and a few home systems. Generally, a basic policy covers your garbage disposal, ceiling fans, garage door openers, ductwork, electrical systems, and plumbing stoppages.

Some providers even offer heating system coverage in their basic plan. However, each basic plan is different.

Florida home warranty for appliances. Group of silver refrigerator, washing machine, electric stove, microwave oven isolated on white background 3d

You also have the option of selecting an appliance-only package, which is an excellent way to keep your monthly home warranty costs low. However, with an appliance-only package, you are leaving yourself on the line for major system repairs.

Advanced Protection

A comprehensive plan with a Service Plus package includes more covered items than a basic plan. Many Florida homeowners choose a package that covers everything in their home, so they have complete protection.

For the most part, advanced protection plans cover clothes washers and dryers, air conditioners, whirlpool tubs, sprinklers, roof leaks, plumbing systems, and more. Like basic plans, each home warranty company offers different covered items.

Home Appliance Coverage

Most plans cover major appliances. However, it is crucial to make sure the devices you want to cover are in the policy you purchase. Most home warranty providers offer add-on coverage for items that are not included in your plan.

Read Also: What Is The Best Appliance Insurance Warranties?

Systems Protection

A systems package is a great way to cover your HVAC, ductwork, plumbing, and electrical systems. A systems package can be a great way to supplement your plan if you choose a basic plan that does not protect all of the major systems in your home. Just make sure the plan covers the systems that are most important to you.

Read Also: Will Home Warranty Companies Cover Your Plumbing System And Plumbing Stoppages?

Add-Ons and Combo Plans

Most home warranty companies in Florida offer optional add-ons and combo plans that allow you to tailor your coverage to your needs. With add-ons, you can cover items like a well pump, or even an ice maker.

The platinum care available through top-notch combo plans allow you to bundle several plans together for more comprehensive protection.

Are There Separate Home Warranties For Home Buyers and Home Sellers?

Some home warranty companies offer coverage not only to homeowners or homebuyers but also to home sellers. Home sellers buy a policy to increase the value of their homes and to save money in case something breaks while the house is on the market.

If you purchase a seller's policy, you will likely have the option of transferring the plan to the new homeowner without paying an additional fee.

Check out this video from our friends at American Home Shield for more information on home warranty plans as a Florida buyer or seller.

What Property Types Can You Cover With A Florida Home Warranty?

Regardless of whether you live in Miami or Tampa, most home warranty companies in Florida offer plans for single-family, townhomes, condos, and mobile homes. With a home service plan, residents of any type of property can have peace of mind that repairs are covered.

Read Also: What Is The Best Home Warranty For a Condo?

However, you do need to check with your desired service provider before signing up to make sure that their coverage fits your specific needs.

Are There Any Home Warranty Regulations In Florida? 

Before you sign a contract with a home warranty company, you need to make sure that it is legally operating in your state. All the home warranty companies in Florida are regulated by the Office of Insurance Regulations (OIR). 

So, you can perform a search for any company to see if they are licensed to provide service to Florida residents. However, the OIR does not regulate service contract prices or covered items. 

To learn more about how home warranties are regulated in the USA view our regulation analysis page.

What Are The Top 5 Best Home Warranties in Florida? 

Home warranties are not one size fits all. Each homeowner has different needs. If you enjoy a busy life, you will probably want to pick a company with fast service calls and a network of trusted service providers. 

For budget-conscious property owners, the best provider will offer low service fees and high limits for replacements. 

If you are living on a fixed income, you might want to choose the company with the best basic plan coverage.

Read Also: Which Home Warranty Plans Are Recommended For Senior Citizens?

We reviewed the top 5 best home warranties for Florida residents. So, you have the information to choose the right home warranty provider and a plan that exceeds your expectations.

Best Home Warranties in Florida Reviewed

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
choice home warranty

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).


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


  • 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

american home shield home warranty

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!


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


  • 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
select home warranty

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!


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


  • 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

liberty home guard

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.


  • 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


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

Service Plus 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 Service Plus?

Service Plus 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 Service Plus 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, Service Plus 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!


  • You Can Choose Your Own Technicians
  • Roof Coverage


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

A Final Word On Purchasing a Home Warranty In Florida

Now that you know what a home warranty looks like for a Florida homeowner, you should be well on your way to making a selection. Before you commit to a plan, request a free quote and sample service contract to review. 

After carefully selecting your home protection plan, you can stop worrying about costly system failures and focus on the benefits of homeownership.

After much consideration, our number one pick in the Florida market is Choice Home Warranty. They provide the best protection for all kinds of homeowners-- new buyers, retirees, vacation homeowners, and more.

Looking for a home warranty in a nearby state? Check out our comprehensive reviews on states like Mississippi and Georgia and Alabama.

Nearby States

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Frequently Asked Questions in Florida

Below are just some of the frequently asked questions we receive about home warranties in Florida.


Is a home warranty worth it in Florida?

What happens when your air conditioning breaks down in the middle of a Miami heatwave? Or if the refrigerator stops working in one of your rental units in Kissimmee? Your homeowner’s insurance doesn’t cover normal wear and tear - those times when stuff just stops working. 

That’s where a home warranty can be a very worthwhile investment. For the same or even less than you are likely to spend fixing or replacing one appliance or system, you can get coverage for all the major appliances and systems in your Florida home. 

What are the best home warranty companies in Florida?

In our research of nearly 70 home warranty companies, a few rise to the top. Of those providers who have plans available in Florida, here are our top five picks:

  1. Choice Home Warranty
  2. American Home Shield
  3. Select Home Warranty
  4. Liberty Home Guard
  5. Service Plus

What do home warranties cover?

A home warranty is meant to fill in the gap where your homeowner’s insurance stops. Normal wear and tear on your most crucial home appliances and systems are not covered in a homeowner’s insurance policy. A home warranty is a service contract that protects specific appliances and/or systems from specific wear and tear related problems. 

Here are the common systems covered:

  • HVAC (heating and air conditioning) 
  • HVAC ductwork
  • Ceiling and exhaust fans
  • Plumbing system including stoppages
  • Electrical system
  • Water heater
  • Garbage disposal

Common appliances covered under most home warranties include:

  • Refrigerator
  • Oven / Range / Stove
  • Cooktop
  • Dishwasher
  • Clothes Washer
  • Clothes Dryer
  • Built-in microwave

Many home warranty companies offer optional coverage for items like well and septic pumps, pools and spas, sump pumps, and additional refrigerators or freezers. 

Not all plans cover all the items listed above, and some offer additional coverage, so be sure to read and understand the specifics of the plans you are interested in. 

How much does a Florida home warranty cost?

The two components of home warranty pricing are the monthly premium and the service call fee sometimes referred to as the deductible. 

Monthly premiums depend on the level of coverage you get. For either a basic appliance or systems plan, you’ll likely pay from the mid-$30s to the mid-$40s per month, or the low $400s to low $500s per year. For the more popular Combo Plan, you’ll pay an average of $49, as you can see below. You can also add optional coverage that will take the premium cost a bit higher. 

Combo Plan
Monthly Cost
Annual Cost
Top 5 Average for Florida

The service call fee can range from around $75 to $125. 

How do I choose a good home warranty?

Here are the steps to take in choosing the right home warranty for your Florida home.

  1. Do the Research. Make sure your preferred home warranty company is available in Florida, make sure they cover what’s important to you, and make sure the price makes sense for you. 
  2. Get several quotes. You’ve got to shop around for the best deal. You don’t necessarily want to just shop for the lowest price, but get quotes from several companies to compare coverage and price. Read the service contract carefully. 
  3. Purchase the plan that works best for you. In most cases, you’ll have 30 days to get a full refund with no added penalty.