Top 5 Best Home Warranties Near Me (2023 Review)
Written By: Ross Robinson
Edited by: Andrew Dunn
Did you arrive here after searching for ‘the best home warranty near me?’ If so, you are in the right place.
In this guide, you’ll learn:
- Will a home warranty plan near you cover appliance and systems replacements?
- What should you look for when shopping for a home protection plan?
- Which providers offer the best home warranties in your area?
- Do home service plans near you cover pre-existing conditions?
- Do carriers in your area guarantee repairs?
- And much more!
Searching for ‘best home warranties near me’ is a good idea. It helps you to determine which providers cover your area. However, there is a bit more to choosing the right protection plan for your home.
So, we put together a comprehensive guide with everything you need to pick the perfect home warranty company and package. Keep reading to find answers to essential questions, what to look for, and which providers offer the best coverage near you.
Our Top Picks Overview
- All plans have comprehensive coverage. Most other home warranty plans cover either just systems or just appliances.
- Choice’s coverage caps are $3,000 per item, per year for most major systems and appliances beating the industry average.
- Choice Home Warranty doesn't exclude older homes, so you can still get coverage regardless of the age of your property.
- $200 off + 1 Month Free + Free Roof Coverage!
- BBB's Only A+ Accredited Home Warranty Company!
- 60-day workmanship guarantee compared to the average of 30 days.
- More than 20 options, including window washing, swimming pools, and irrigation.
- 24/7 service calls
- With over 52 years of experience and 1.7 million customers AHS has a long history in the industry.
- American Home Shield, lest you choose a service fee that works for your budget.
- Coverage caps for systems are unlimited across all three plans and are either $3000 or $6000 for appliances.
- $150 off + 2 months free
- FREE Roof Leak Coverage
- Good selection of plans
- Must file claims within 3 days
- $75 cancellation fee
- First 2 Months Free on all Plans! (exclusions apply)
- Industry-leading 180-day workmanship guarantee
- $500 Homeowner insurance deductible reimbursement
- Thousands of reliable & fast local service providers
- 24/7 customer service
- Low cancellation fee
Top 3 Home Warranty Companies Near Me
We’ve done the research for you on the best home warranty companies across the country so you don’t have to. Here are our top three picks, and why.
| Provider | Best For | Monthly Cost | Service Fee | BBB Rating |
| Choice Home Warranty | Best Overall | $40 – $48 | $85 | B- |
| Liberty Home Guard | Best Customer Service | $40 – $60 | $60 | A |
| American Home Shield | Most Customizable | $50 – $60 | $75 – $150 | B |
Choice Home Warranty (Best Overall)
Choice Home Warranty is our top pick for its value when it comes to price, coverage, and customer service. Choice is available in 48 states, so they are probably available near you. If you live in California, Washington, or Oklahoma, Choice will not be an option. But otherwise, they provide the best home warranty coverage near you for several reasons.
First, you get excellent coverage for a reasonable price. They have a Basic Plan that covers 14 common systems and appliances in your home for just $45 per month. Most people prefer the Total Plan, which adds your refrigerator, washer, dryer, and air conditioning — for pretty major items — to what’s covered in the other plan for just $53 per month. With the Select Plan, you’ll pay $58 for their top plan, and with American Home Shield, you’ll pay even more. So Choice is a great pick in terms of value for your money.
With Choice, you also get excellent coverage limits — up to $3,000 per year for many covered items. AHS also goes up to $3,000, but that limit is for fewer items. Select has limits just up to $2,000. So again, Choice edges out the competition.
One more great reason to pick Choice is because of some extra savings they are offering right now. For new customers, Choice will take $50 off plus give you one month free on the plan of your choosing. To find the right coverage for your location and situation, go online for a free quote, or call them at 929-400-6169 before this offer goes away.
American Home Shield (Most Customizable)
American Home Shield is our top choice for the most comprehensive coverage at the best price. So while Choice is less expensive, AHS covers more. Their Platinum Plan covers an eye-popping 23 systems and appliances, making it one of the most comprehensive options in the industry.
And unless you live in Alaska, AHS is a home warranty near you. They cover 49 of the 50 states, making them one of the most available providers in the industry. That’s compared with 47 for Choice and 46 states for Select. AHS also has staying power. They’ve been in business for over 50 years, compared with Choice which was established in 2008 and Select in 2012.
And American Home Shield offers some options with pricing as well. With their “choose your own service fee” policy, you can pick a service fee of $75, $100, or $125 for when you contact AHS and they send a trained technician to fix the covered item. The higher the service fee, the lower the monthly premium. So, for instance, while you could pay $75 per month for their Platinum Plan with a $75 service fee, that same comprehensive coverage would be $60 per month with a $125 service fee. Choice has one service fee of $85.
Right now, American Home Shield is offering $50 off the plan of your choosing. To take advantage of that offer, get a free quote online or request information about coverage from AHS at 866-464-7521.
Select Home Warranty (Most Affordable)
Select Home Warranty wins the prize as the most affordable option, and has several ways to save money on the plan you choose. They serve 46 states. If you live in New York, Nevada, Washington, or Wisconsin, they will not be available near you. But if you live in any other state, you have some exciting ways to get affordable home warranty coverage near you.
First is their pricing. While their Platinum Plan, at $58 a month, is $5 more than the Choice Total Plan, Select has a nice competitive advantage: they offer free roof leak coverage along with the other standard appliance and systems coverage. Choice, American Home Shield, and most other companies only offer roof leak coverage as an optional add-on, which means added expense to the premium.
One other way Select makes coverage near you more affordable – they have a very reasonable service call fee. So rather than paying the $85 you would with Choice, or up to $125 with AHS, Select gets a qualified, vetted technician to your door for just $60. That keeps your out-of-pocket expenses on covered items to a minimum.
And there’s one more way Select is making coverage near you more affordable. Right now, Select is offering new customers $150 off plus two free months! Go online for a free quote, or contact one of their customer service pros at 888-370-3954 to get that deal and begin coverage on your garage door opener and other systems and appliances in your home.
What's In This Guide?
Do Home Warranties Cover Appliance and System Replacements?
All of the top home warranty providers cover appliance and systems replacements in some capacity. What you need to pay attention to are the coverage limits. Some plans offer low limits, and they do not cover older appliances or systems with pre-existing issues.
That means, if you purchase a home warranty after receiving a home inspection that details necessary repairs, your home warranty company may not cover those items. So, if you are selling your home, it is a good idea to purchase a plan as soon as possible.
Most plans also have a 30-day waiting period before you are allowed to make claims.
You also have a limited number of days to make claims. Claims made outside of the designated timeframe are not covered. So, you must make service requests as soon as you notice an issue, even if you think it is something small.
The last thing you want is to have a major system, or appliance replacement denied because you did not report the issue in time. In addition to the above restrictions, each provider has coverage limits.
For many companies, there is a $1,000 to $3,000 allowance for appliance replacements, and systems coverage limits vary greatly depending on the provider you choose and the covered item. So, it is always wise to check a copy of a sample contract before selecting a plan.
If you’re looking for a trusted, industry-leading home warranty company, we recommend Choice Home Warranty. They’re a top-rated brand and right now you can take advantage of their current promotions that get you $50 off, plus one free month and free 30-Day cancellation. Get a free online quote or contact a specialist at 929-400-6169 before these deals end. Another great option is American Home Shield which offers $50 off. Get a free quote online or you can call a home warranty specialist directly at 866-464-7521.
Top 5 Best Home Warranties Near Me
Is A Home Warranty Worth It?
A home warranty is an excellent investment. Your warranty protection helps you budget for high replacement costs when appliances and home systems malfunction.
Maintain Your Home’s Value
Home warranties are an excellent way to plan for major home systems and appliance repairs. Maintaining components is not something you can do overnight. You have to keep up with minor repairs if you want your major systems to continue running correctly.
Otherwise, you will likely find yourself in a challenging situation when it comes time to sell your property. You will have a long list of costly repairs you need to make before you can close.
Plus, you will likely get less money for your property. So, in terms of maintaining the value of your home, a home protection plan is a must.
You do not only maintain the value of your house with a warranty plan, but you also have peace of mind that should you need service, you can get the assistance you need quickly. Home warranty companies have extensive provider networks.
Vetted Service Providers
Home warranty companies all have networks of pre-vetted contractors. These service providers have to go through an approval process before they receive home warranty work.
So, you know you are getting a knowledgeable professional when you put in a service request. It also gives you added security because, in addition to holding the appropriate state and local licenses, each provider must maintain a level of customer satisfaction to remain in good standing with the provider.
Most providers also guarantee contractor work. So, you know you do not have to worry about paying an additional service fee if the repair needs reservice within the covered period.
Furthermore, many contractors who do home warranty work service those customers first because the home service contract companies send them a steady stream of business.
Peace Of Mind For Home Buyers
With a home warranty plan from one of the best home warranty companies near you, you know that you will not get stuck without the major systems and appliances in your new home that keep you healthy and comfortable.
Would A Home Warranty Near You Cover Pre-Existing Conditions?
Your home warranty coverage may cover some pre-existing conditions. However, most providers will not cover pre-diagnosed home repairs.
That is one reason it is a good idea to purchase a home warranty as soon as possible. As a home seller, you need to buy your plan as soon as you list your property.
If you are closing on a home, you need to purchase the policy before you close. After you have an inspection, it is challenging to file a claim on items listed in the report.
Most companies do not request that you submit an inspection, but that also means a company could deny your claim for an item the provider feels is a pre-existing issue. In contrast, others will cover items as long as the inspector did not list them.
For more information on claims for pre-existing conditions, check out this video.
How Soon Can You Use A Home Warranty After Purchase?
Typically, there is a 30-day waiting period before you can use your policy. However, the length of time you must wait before using your plan differs depending on how you acquire it.
If you are buying a home warranty for your property, you will likely have to wait before filing a claim, but if the policy is transferred to you, you can use it immediately.
Read Also: Which Plans Will Best Protect My Appliances?
What To Look For When Picking A Home Warranty Near You?
Each property is different. So, your home warranty needs will not necessarily be the same as someone in another state or even your neighbors. So, here are a few of the things you need to look out for when you are shopping for a home protection plan.
Covered Systems
Systems are one of the most expensive items in your home to repair or replace. Furthermore, your home systems are what make your home inhabitable during freezing winters or scorching summers.
So, you want to make sure that the plan you choose covers all of your major systems. A systems plan is a great way to do this, and it is a perfect option for people with new appliances and older systems.
Some of the major systems you may want to include are:
- Electrical systems
- Plumbing systems
- Air conditioning systems
- Heating systems
- Ductwork
Read Also: Top 5 Best Home Warranties For HVAC Systems (2023 Review)
Covered Appliances
Your home appliances are also costly if they need service. So, you want to make sure that all of your valuable home appliances are protected.
It is best to begin coverage as soon as your manufacturer warranty ends. Otherwise, you could be responsible for the necessary repairs.
Here are some of the appliances most homeowners choose to cover:
- Ceiling fans
- Clothes washers
- Clothes dryers
- Cooktops
- Garage door openers
- Trash compactors
- Ovens
- Kitchen exhaust fans
- Garbage disposal
- Dishwasher
Coverage Limits
When you buy a home warranty, there are coverage limits. Paying attention to limits is crucial, especially if you have expensive appliances or own multiple air conditioning and heating units.
Repairing a standard air conditioner is possible under most plans. However, if you have a more expensive air conditioning system, you will need a plan with higher limits.
Some plans also include a max payout amount for the plan period and replacement cost limits depending on the item.
Read Also: How Can You Benefit From A Home Warranty As A First-Time Townhome Buyer?
Fees
Like homeowners insurance carriers, home warranty companies charge a deductible or service call fee each time you report a claim. While you still save a ton of money on repairs, you want to look for a company that offers affordable deductibles.
Aside from service call fees, other fees you need to be on the lookout for include:
- Early termination fees
- Transfer fees
- Out of pocket repair-related expenses
You can find the plan-related fees in the provider’s sample contract.
Exclusions
Each plan has exclusions you must consider. Your specific needs will come into play when you are reviewing exclusions.
For example, if you add coverage for a septic system, you may assume that each provider includes septic system pumping. However, that is not the case.
You know, eventually, you will need to have your system emptied. So, choosing a plan that covers this service is essential.
Likewise, some plans do not cover older appliances, premium or commercial grade items, appliances with previous repairs, and components with mismatched parts. If you own commercial-grade appliances like a Subzero refrigerator or professional Viking range, some companies offer coverage for an additional charge.
If you live in a home with an older HVAC, plumbing, or electrical system, you need to make sure the provider you choose covers previous repairs and aging components. The average life expectancy for residential air conditioners and heating pumps is 10 to 12 years.
During that time, most systems need some repairs. So, it is not uncommon for older systems to have mix-matched parts.
Some plans also exclude items like disposal fees, items with building code violations, and county permit fees. If you request a sample contract, all of the exclusions should be in the contract terms.
Value-Added Benefits
When you signup with a service contract company, it is crucial that you review all of the features included in your plan. Many home warranty customers miss out on the benefits they could be using.
Some of the benefits offered by providers near you include free air conditioning filters, discounts on parts for non-covered items, pest control, and semi-annual air conditioning system maintenance.
Keeping your HVAC system operating optimally saves you money each month on your electric bill. Plus, it keeps your system running longer. So, choosing a company that includes free air filters or maintenance can help you get more out or your investment.
A few other valuable features offered by home warranty companies include:
- Heating systems covered in the basic plan (Choice Home Warranty)
- Discounts on parts and labor for items not covered by your plan
- Free air conditioner filters (American Home Shield)
- Discounts on automotive maintenance
- Rental allowance if you have to wait for the provider to fix a covered item
- Free coverage for trash compactors and central vacuums
- Minor roof leak repairs (Select Home Warranty)
Home Warranty Reviews
Reading reviews from consumers in your area is one of the best ways to determine what it is like to work with a provider in your area. Local reviews will contain information about wait times, items the provider covers, and more.
On the Better Business Bureau (BBB) website, you can view a provider rating, consumer reports, company responses, and business biographies for most home warranty companies.
It is essential to keep in mind that the longer a company has been in business or, the more contracts it has sold, the more consumer reports you will find. Just because a company has a rating that is better than another provider does not necessarily make it the correct choice for you.
Local Laws Governing Home Warranty Companies
Each state has different laws that govern home warranty companies. Nearly half of the United States territories regulate home warranties through the Department of Insurance.
Some states treat home warranty companies like home insurance providers, while others classify them as totally separate. Depending on the laws in your jurisdiction, providers may have to obtain special licensing before offering home service contracts.
The National Commission of Insurance Commissioners has a great search tool to help you get in contact with your state Department of Insurance. For states that do not regulate home service providers through the DOI, you can check with the Secretary of State or Consumer Affairs.
The Big Picture
After reviewing all of the features, home warranty costs, covered items, deductibles, and consumer reports, it is time for you to look at the big picture. You want a plan that covers your most valuable systems and appliances.
In hot climates, that means you need coverage for your air conditioner and major appliances. In colder climates, you need to make sure your heating system and water heater have protection.
In addition to your coverage needs, you have to make sure you are comfortable with the pricing and contract terms. That should not be difficult, though, because when you are shopping for ‘the best home warranty near me,’ you have some great options.
Even the best providers in the industry offer comprehensive plans with payment terms. However, your individual needs will dictate the exact coverage that is right for your house and budget.
Read Also: What Are The Real Costs of A Deductible?
Our Top Pick For a Home Warranty Near You
Choice Home Warranty is our top pick for ‘best home warranty near me.’ However, you should consider the additional coverage options, local repair times, fees, and more to select the right plan for you.
A great way to compare these top home warranty companies in your area is to fill out a free quote request. That way, you can compare coverage options to determine which company offers the best home warranty near you.