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Top 5 Best Home Warranties Near Me (2023 Review)

Top Best Home Warranty Companies Near Me

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.

Editor's Choice

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Best Overall

Limited Offer: $50 Off + 1 month free
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Most Affordable

Limited Time: $150 Off All Home Warranty Plans
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Our Top Picks Overview

  # 1 Our Top Choice Choice Home Warranty
Editorial Rating 98.50
  • 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.
  # 2 Liberty Home Guard
Editorial Rating 98.00
  • $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
  # 3 American Home Shield
Editorial Rating 97.60
  • 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.
  # 4 Select Home Warranty
Editorial Rating 97.20
  • $150 off + 2 months free
  • FREE Roof Leak Coverage
  • Good selection of plans
  • Must file claims within 3 days
  • $75 cancellation fee
  # 5 Cinch Home Services
Editorial Rating 95.30
  • 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.

ProviderBest ForMonthly CostService FeeBBB Rating
Choice Home WarrantyBest Overall$40 – $48$85B-
Liberty Home GuardBest Customer Service$40 – $60$60A
American Home ShieldMost Customizable$50 – $60$75 – $150B

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.

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.

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.

appliances that can be covered near you

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.

home warranty for townhome owners facts

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

looking over a contract for a home warranty near me

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?


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.


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.

Frequently Asked Questions for Home Warranties Near Me

Below are just some of the frequently asked questions we receive about home warranties near me.


Do Home Warranties Cover Appliances?

When shopping for a home warranty near you, it is important to know exactly what they cover. Some of the home warranty options that you can choose will only cover basic appliances, and others will cover every appliance in your home. One of the best things that we suggest is making a list of the appliances that matter the most in your day-to-day life.

This list will be your starting point for setting up coverage for your home warranty. Once you have those main appliances and systems covered, you can then look at the plan and see if there are add-on coverages or upgrades to cover more of your list. The goal is to find the best coverage for the fairest price.

Home warranties differ from home insurance policies in that they cover repair and replacement due to normal wear and tear. This is something you won't find on your homeowner's insurance policy.

Will Choice Home Warranty Replace My Appliances?

Those who are skeptical about home warranties are mostly concerned about what will happen if their appliance or system needs replacement. Although repairs are great, sometimes the equipment in your home will reach a point that it is no longer useable. You will be happy to find that most home warranties near you will offer replacement of appliances and systems.

Each plan is going to come with a policy limit. The limit will help to make sure that even if your appliance needs to be replaced, you will have the funds available to do. Let's say, for instance, your policy limit is $600. If your washing machine breaks and it costs $800 for a new one, you may have to pay a bit out of pocket, but you will get some coverage towards your new washing machine.

When you choose a home warranty near me, ensure that it has replacement cost as well as repair costs covered.

Who Has The Best Home Warranty Insurance?

The best home warranty insurance is Choice Home Warranty. The thing that really sets Choice apart is the simplicity of their insurance plans. When you sign up with Choice, you won't feel overwhelmed with fine print and exclusions. You can look at your service contract and quickly see what is included and what is not.

When choosing your Choice Home Warranty plan, you can get the basic plan or the more upgraded plan. Having these two options will provide most customers with exactly what they need.

Overall the company has fair pricing, great customer service, and a large network of qualified technicians.

What Does A Home Warranty Cover?

Since a home warranty is slightly different from a homeowner's insurance policy or a manufacturer's warranty, some homeowners are confused about exactly what the warranty covers. Here are the basics of what you should know about your home warranty coverage.

  • Repair of appliances and systems in the home
  • Replacement of appliances and systems in the home

The appliances and systems that your home warranty covers will depend on the plan you have in place. Some plans are more inclusive, and others have quite a few exclusions. A home warranty will protect homeowners and homebuyers from the high and unexpected costs of repairing their own appliances and systems.

Is A Home Warranty Near Me Worth It?

Searching for a home warranty is only part of the battle; deciding if it is right for you is the other half of the equation. Home warranties have many benefits, including easier to manage budgets, better resale value, and less time spent finding quality contractors. The only real negative of a home warranty near you is the additional monthly cost in your budget.

However, most homeowners will find that when they look at the price of what a home warranty costs and compare that to what a home warranty has saved them, the decision is an easy one. Most homeowners find that home warranties save them quite a bit of money. Truly all it takes is one broken appliance or system, and your entire plan will have justified the costs for the year.

Above all, the home warranty gives homeowners peace of mind. With everything else there is to worry about when owning a home, this benefit is a critical one to consider.