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.
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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.
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.
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.
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 your:
- Electrical systems
- Plumbing systems
- Air conditioning systems
- Heating systems
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
- Garage door openers
- Trash compactors
- Kitchen exhaust fans
- Garbage disposal
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.
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.
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.
Best Home Warranty Companies Near You Reviewed
Now that you have all the details on how to select a provider and choose the right plan, are you wondering which companies offer the best home warranties near you?
Here are our top choices with key plan features, pricing, and the pros and cons of choosing each. Take a look.
Choice Home Warranty Review (Best Overall 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)
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)
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
Total Home Protect Review (Best For Larger Systems)
Why Do We Like Total Home Protect?
Total 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 Total Home Protect 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, Total Home Protect 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)
First American Home Warranty Review (Best Customer Service)
Why Do We Like First American Home Warranty?
First American Home Warranty made our list as a home warranty with above average customer service mixed with in with a decent price point.
The only drawback was that they aren’t nationwide lacking coverage in the following states: ND, MN, WI, IL, NY, VT, NH, ME, MA, CT , RI , DE, AL, HI, LA.
Their plan options include a “Basic“ plan, which only covers appliances and will run you about $28 per month. Their combo plan, which covers major systems and appliances branded the “Premier” plan costs around to ~$43 per month.
Overall a good home warranty provider, but just lacking the coverage, which would have helped make a better case for “best overall home warranty company”.
Policy On Pre-Existing Issues or Older Units?
Again, all of the home warranty providers seem to have adopted a similar policy in that they cover “old” appliances and systems 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!
- Great Customer Service (B+ BBB Score)
- Online Chat Support
- Not Available In 15 States
- Can’t Choose Your Own Contractor
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.