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Top 5 Best Home Warranties Near Me (2020 Review)

Top Best Home Warranty Companies Near Me

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

$50 Off Your Plan
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Best Overall

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

Limited Time: $150 Off + 2 Free Months + roof coverage
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Our Top Picks Overview

  # 1 Choice Home Warranty
Editorial Rating 97.50
  • $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 97.00
  • 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 95.80
  • $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 Cinch Home Services
Editorial Rating 95.40
  • Get $100/ $50 off!
  • Large number of homeowners
  • Clients report fair compensation
  • Delays in repairs reported
  # 5 Total Home Protection
Editorial Rating 95.20
  • $150 OFF + 2 Months Free
  • Limited Roof Coverage
  • Comprehensive coverage plans
  • 1 day to submit claim
  • Limited availability (6 states)

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.

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 your: 

  • Electrical systems
  • Plumbing systems
  • Air conditioning systems
  • Heating systems
  • Ductwork

Read Also: Top 5 Best Home Warranties For HVAC Systems (2020 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?

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.

1. Choice Home Warranty

Choice Home Warranty offers comprehensive plans at affordable rates. Choice has been offering home warranties for the past ten years, and it has an extensive network of qualified service professionals across the continental United States.  

There are two extraordinary plans with coverage starting at $36.17 per month for the Basic plan. The Basic plan includes coverage for 15 appliances and systems. 

To add coverage for your washing machine, clothes dryer, refrigerator, and air conditioner, you will need the Total plan, which starts at $43.85 per month. 

Note: Choice Home Warranty does not cover properties in California, Oklahoma, and Washington. 

Read Our Full Review of Choice Home Warranty


  • Heating systems are included in both packages. 
  • Contractor work is guaranteed for 90 days. 
  • Choice Home Warranty has a robust network of service providers. 


  • Some customers report delays.
  • Older appliances or pre-existing conditions may not be covered.
  • Replacement limits may leave you responsible for out of pocket expenses on some items.

2. American Home Shield

American Home Shield (AHS) has been in business for more than four decades. Real estate agents, homeowners, investors, and landlords trust AHS for their professional and personal needs. 

AHS offers three plans. Pricing for the Appliances, Systems, and Combo Plans all depends on the deductible you choose. 

There are three deductibles you can select, $75, $100, and $125 per claim. The monthly premium is lowest with the highest deductible, and the plans start at $39.99 monthly. For the Combo plan, you can expect to pay between $49.99 and $69.99. 

American Home Shield also offers fantastic add-on plan options for items like sprinkler systems, pools, whirlpool tubs, spas, and second air conditioners. 

Note: American Home Shield does not cover properties in Alaska.

Read Our Full Review of American Home Shield


  • AHS offers flexible payment options and comprehensive coverage. 
  • AHS has an extensive network of professional contractors. 
  • The Appliances Plan covers older appliances and systems with undiagnosed pre-existing conditions. 


  • The lower deductible plans are more costly. 
  • AHS does not cover building code violations. 
  • Reservice for contractor labor and parts is only free for 30 days. 

3. Select Home Warranty

Select Home Warranty began offering home warranty plans in 2012, making it a newer provider. However, Select offers comprehensive, budget-friendly programs. 

As a customer, you can pick between three plans. The Bronze (appliances) and Silver (systems) plans are just $35.83 per month. The Platinum package covers both for only $37.50 per month.

All of the plans include free limited roof leak coverage, and Select offers discounts if you pay annually.

Note: Select Home Warranty does not cover properties in Nevada, New York, and Washington.

Read Our Full Review of Select Home Warranty


  • You can save money if you pay annually. 
  • The Platinum plan includes your air conditioner and a dozen other items for $37.50 monthly.
  • The limited roof leak protection is free.  


  • You only have three days to make claims. 
  • Select has a smaller network of contractors. 
  • Some customers report service delays.

4. Total Home Protection

Total Home Protection opened in 2016, making it the newest provider on our list. The plans offered by Total are more costly than some of the other providers. 

However, property owners with an alternative plumbing system, well pump, sump pump, or septic system should consider Total Home Protection because it offers unparalleled septic system coverage. 

Total also offers two comprehensive combo plans. The Gold plan is $45.33 per month, and the Platinum plan is $52 per month. 

For the best coverage, we suggest investing the additional $6.66 per month for the Platinum plan, so you have coverage for your dishwasher, washing machine, clothes dryer, air conditioner, heating system, plumbing stoppages, and more.

Note: Total Home Protection does not cover California, Nevada, New York, and Iowa.

Read Our Full Review of Total Home Protection


  • The septic system coverage is excellent. 
  • Total guarantees contractor work for 90 days. 
  • The entry-level Gold Plan covers more than 15 items. 


  • Cancellation is only free for 30 days. 
  • You have to report claims within one day. 
  • Total has a smaller network of service providers, so there may be service delays.

5. First American Home Warranty

Our last pick for ‘home warranty near me’ is First American Home Warranty. First American has been in business since the 1970s, and like AHS, it has a positive reputation in the real estate industry. 

Many first-time and budget-conscious homebuyers choose First American Home Warranty because the plans start at $28 per month. The Premier plan adds protection for your clothes washer, refrigerator with ice makers and water dispensers, and your clothes dryer for $42.50 per month. 

It is important to note that neither of the plans includes HVAC coverage. However, First American does offer add-on air conditioning coverage that is one of the best available. 

Note: First American does not cover North Dakota, Minnesota, Wisconsin, Illinois, New York, Vermont, New Hampshire, Maine, Massachusetts, Connecticut, Rhode Island, Delaware, Alabama, Hawaii, and Louisiana.

Read Our Full Review of First American Home Warranty


  • First American offers affordable, comprehensive plans. 
  • The claims department is knowledgable and friendly. 
  • The add-on HVAC coverage is excellent.  


  • You have to pay for air conditioning coverage on top of your plan price. 
  • You have to pay between $75 and $100 per claim, depending on the item. 
  • Your contract renews automatically if you do not cancel 30 days before the contract end date.

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.