Best Home Warranty in Kansas City
Looking for the best home warranty in or around Kansas City?
Perfect you’re in the right spot. In this guide you’ll learn:
- Why would homeowners or home purchasers want a home warranty?
- How much will a home warranty in Kansas City Cost?
- What do home warranties cover? Are there different types of plans?
- …and answers to many, many more of your Kansas City home warranty questions.
When you’re not an expert at home warranties in Missouri, finding the best provider for your home can be difficult. This is why we compiled a list of the top companies offering coverage in Kansas City. After 68+ companies reviewed, below are the top picks that we think are of the most benefit to Kansas City residents. Continue reading!
Top Home Warranty Companies for Kansas City Homeowners
More Than 10 Years on the Market
Most Comprehensive Coverage Available
Free Reservice Period for Parts
Emergency Service Available
Cheapest and Best Basic Plan ($34/m)
Choice Home Warranty ReviewClients from:
American Home Shield is one of the first companies that started providing home warranty services to homeowners and real estate agents. The company offers a variety of contracts, including customized plans.
American Home Shield ReviewClients from:
Almost-Nationwide Service
Majority of Client Reviews Online Are Positive
Clearest Terms and Conditions
Highest Contractor Professionalism
Best Gold Plan ("Platinum Care")
Select Home Warranty ReviewClients from:
Customer Service Available 24/7
Least BBB Complaints
Great Reviews on Google Places
Reservice for Failed Parts
1 Free Month Upon Annual Sign-Up
ServicePlus Home Warranty ReviewClients from:
Industry Veteran Award
Large and established company
Top 3 Cheapest Plans ($25/month)
Low optional coverage costs
Coverage is capped at $500
Limited Selection of Optional Coverage Items
First American Home Warranty ReviewClients from:
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.
Top 3 Home Warranty Companies in Kansas City (2021)
After analyzing 68 different companies, here’s your list of the three best home warranty providers in Kansas City:
- Choice Home Warranty
- American Home Shield
- Select Home Warranty
Here’s a close look at what makes these Kansas City’s best options – and what makes them different.
| Company Name | Choice Home Warranty | American Home Shield | Select Home Warranty |
| Number of Plan Options | 2 Plans | 3 Plans | 2 Plans |
| Monthly Plan Cost | $45 – $55 | $35 – $65 | $36 – $45 |
| BBB Rating | B | B | B |
| Reviews | Read Choice Home Warranty Reviews | Read American Home Shield Reviews |
Choice Home Warranty (Best Home Warranty in Kansas City)
Choice Home Warranty is the best home warranty in Kansas City. Choice offers two different protection plans to ensure that your home has the proper coverage against replacement costs, normal wear, and stoppages.
Choice has been recognized among the best home warranty companies because their plans are very easy to understand and enroll in. You won’t be questioning what home repairs are covered or which covered items are part of your home warranty plan. Simply sign up, get through the 30 day waiting period and see what a Choice Home Warranty can do for you.
Pros
- Home warranty covers everything from the cooktop to the plumbing system
- Very few exclusions and fine print
- Protects against normal wear even in older homes
Cons
- There is no option for a custom plan, just basic and premium plans
- Not available in all areas of the country, can be difficult to transfer plans if moving out of Kansas City
American Home Shield (Editors Choice)
American Home Shield is a premium home service warranty provider. If you want a Kansas Home warranty that is capable of covering your entire home and giving you full appliance protection, the AHS home warranty is the way to go.
The American Home Shield plans are fully customizable, so you will not have to worry about looking for coverage on your ice maker, ductwork, or heating system; you can build the plan to match your needs.
In addition, American Home Shield allows you to pay a bit higher deductible if you want to keep your monthly plan costs down.
Pros
- Known for quality workmanship and great service
- Customizable plans covering everything from electrical systems to garbage disposal
- Very low chance of claim denial, especially with a gold care plan
Cons
- The pricing is high for the more customized plan and even the basic plan
- BBB rating is only a B, some issues in the past
- Some optional coverages or add ons are very high priced
Select Home Warranty (Most Affordable)
Select Home Warranty is the most affordable Kansas City home warranty. The cost of owning a home can be quite high. We understand that in order to make the monthly expenses fair, your home warranty cost can’t be too high.
The Select Home Warranty plans are simple and basic, yet they give you some great protection at a fair price. Select is most well known for is the free roof leak coverage that comes with the Total Plan. If you are trying to save money, certainly it pays to add some free coverage to your plan.
Pros
- Very affordable plans make it easier to make a home warranty decision
- Two simple plan options to choose from
- Free roof coverage with the Total plan
Cons
- $75 Cancellation Fee
- Short period of time to submit a claim
- Not as many add on options as American Home Shield
What's In This Guide?
Compare Home Warranty in Kansas City
When you belong to a metropolitan region that straddles two states, things can get a little complicated. Fortunately, that is not the case with home warranty companies serving the Kansas City region. Whether you live on Kansas or the more populous Missouri side, you can get great home warranty coverage for unexpected malfunctions on the major systems and appliances in your home.
That’s why our home warranty reviews cover almost every conceivable question, so you can make the best decision for your KC home, whether you’re living in KCM or KCK.
Please note: as a rule of thumb all companies that service Missouri residents should be able to serve you if you live in the Kansas City metro.
Top 5 Best Home Warranty Companies In Kansas City
| Kansas City Company Name | Premium Per Month | Deductible |
| Choice Home Warranty | From $36.17 to $43.85 | $85 flat rate |
| American Home Shield | From $49.99 to $59.99 | From $75-$125 |
| Select Home Warranty | From $35.83 to $37.50 | $75 flat rate |
| Total Home Protection | From $45.33 to $52 | $75 flat rate |
| First American Home Warranty | From $28 to $42.50 | From $75-$100 |
Who Needs A Kansas City Home Warranty?
Homeowners
You have homeowners insurance, so why would you need a home warranty? Let’s say on a sweltering July day in your Overland Park home, your air conditioning goes out. With a home warranty plan, one call can bring a qualified HVAC technician to make repairs or even replace your air conditioner. Be sure to understand the limits of coverage.
For instance, Total Home Protection has limits of $500, whereas American Home Shield will cover repair or replacement of major systems up to $3,000. Be sure to read the contract carefully to understand payout limits.
Homebuyers
The last thing you want when you are moving to a new Kansas City neighborhood, whether it’s Armor Hills or Olathe, is to worry about something going wrong with your new home. A home inspection can give you a certain level of information, but a home warranty will give you peace of mind, especially during that first year of homeownership.
If the seller is not offering it, consider making a home warranty a condition of the sale (or, pro tip: ask your Realtor if they will get one on your behalf.)
Are You A First-Time Buyer? Check Out Our Home Warranty Tips.
Top 5 Best Home Warranty Companies In Kansas City
Homesellers and Real Estate Agents
When you are selling a home it is always good to have an edge in the market. A home warranty can be a major selling point, especially when home appliances and home systems are getting older.
Agents, it’s been a weird year for sure, but the market is definitely strong in Kansas City. Sellers and buyers alike will value a home warranty as part of doing business with you.
Best Home Warranty In Kansas City?
Choice Home Warranty stands out in the home warranty market as the #1 pick. Choice is the second-largest provider in the country, so they have the experience to handle your Kansas City home. They also offer free cancellation within 30 days.
Renters and Landlords
As a landlord, you don’t want to have the hassle of fixing every little thing that goes wrong on your rental property in Union Hill. And maybe you are not ready to start paying a property manager to do all of the day-to-day. A home warranty can be a great way to balance your cost of ownership with the hassles of landlordship.
So when a water heater, furnace, sewer line, or dishwasher stops working and the tenant calls you, you have a plan in place. And you are managing the costs.
Read Also: What Are The Recommended Home Warranty Plans For A Rental Property?
What Should You Think About When Purchasing A Kansas City Home Warranty?
Weather/Climate
You know Kansas City summers are hot and muggy, with a good bit of rainfall for good measure. Not to be outdone, winters are cold and dry. Oh, plus the wind. You can’t forget that midwestern wind. Temperatures in a given year can range from 24°F to 90°F. Rainfall is above the US average at 42 inches, the national average being 38. You get less by almost half of the national average snowfall: 15 inches compared with 28.
All that moisture, wind, and temperature variation can really do a number on your appliances and home systems. A home warranty can protect you from that added strain and keep more money in your pocket when things like a clothes washer or your AC break down.
Geography
You are living in the quintessential midwestern town: with a twist. Straddling both Kansas and Missouri brings some interesting and unique dynamics to life in Kansas City.
Real Estate Data
2021 has been a challenging year, but real estate in Kansas City is in a strong position. Home prices are increasing moderately, and that trend is expected to continue. Part of maintaining your home and keeping its value strong can be to have a home warranty, so fixes happen in a timely manner, rather than lengthening your “to do” list.
Check out this video below on choosing the right properties and what type of Kansas City real estate you should invest in.
What Will A Kansas City Home Warranty Cost You?
Costs for a Kansas City home warranty typically range from the mid $300s to the mid- $600s per year, depending on the plan specifics and add-on coverage you might choose.
Note: a service call fee will be a charge whenever you call in a claim and a contractor comes to your home to evaluate a problem. These charges typically range from $75 to $125 per call.
What Types Of Plans Are Available For You In Kansas City?
What’s in a home warranty plan? There are three main levels of service contract you can purchase: an appliance plan, a systems plan, or a combo plan. Usually, the combo plan is priced to be the best “bank for your buck.”
Many home warranty companies also offer add-on services for things like septic systems, pools, or even limited roof leak coverage.
Read Also: What Is Included In My Home Warranty Appliance Plan?
Is A Home Warranty Worth It In Kansas City?
In the high humidity and with all kinds of weather potentially coming at you unexpectedly, a home warranty can be a great safety net for taking care of unexpected breakdowns of your most-needed systems and appliances. Yes, a home warranty can definitely be worth the annual fee if your systems and appliances are getting older.
What Are The Home Warranty Regulations In Missouri?
You’ll want to pay attention to what side of the state line you are on.
KCK regulations: Similar to many states, Kansas does not tax the sale of the home warranty service contract itself. Once a claim is filed and a service provider, like a plumber or electrician, is sent, they will collect the relevant sales tax on their work.
KCM regulations: The Missouri Attorney General offers some guidance on managing disputes with home warranty and other service contract providers.
Top Home Warranties For Kansas City 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
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).
Pros
- Good Limits (up to $1,500)
- Minimal Exclusions
- More Affordable
Cons
- 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
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!
Pros
- Highest Payout Limits (up to $3,000)
- Widest Coverage (21 systems and appliances)
- Fewest Exclusions
Cons
- 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
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!
Pros
- Most Affordable Service Contracts
- Roof leaks Are Covered In Their Platinum Plan
Cons
- 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
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.
Pros
- 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
Cons
- Must report your issues within one day of noticing a problem
Total Home Protect Review
- Service Fee: $75
- Coverage: 8/10
- Limits: 7/10
- Exclusions: 7.5/10
- Affordability: 8/10
- Customer Service: 8/10
- Rating: 95.20
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!
Pros
- You Can Choose Your Own Technicians
- Roof Coverage
Cons
- More Exclusions Than Most Competitors
- The Worst BBB score
- Low Payout Limits ($500)
Closing Thoughts On Home Warranty Plans For Kansas City
So, now that you’ve made it to the bottom of this Kansas City review guide, what’s next? Well, we recommend looking around your home and deciding which items you prefer to be covered by a company, and getting a free quote. If you decide that our #1 pick is the best company for you, getting a free Choice Home Warranty quote is just a click away.
We hope that this guide has proven useful for your home warranty search. Be sure to check out our guides to other US states and locations, like Colorado Springs, Jacksonville FL, Tulsa, Denver, and Virginia Beach.
