Best Home Warranty in Los Angeles

best home warranty company in los angeles review

Are you looking for the right home warranty coverage plan in Los Angeles? 

Perfect, you’ve come to the right place. 

In our guide, we will give you answers to pressing questions you have, like: 

  • What is the best home warranty company for Los Angeles property owners? 
  • How do you select the right home warranty for your LA home? 
  • How can you save the most money with a home warranty? 
  • And more!

We’ve reviewed 68+ of the top home warranty providers to bring you useful information you can use to choose a warranty plan that works for your home, budget, and needs. Curious to know more? Check out our top picks below. 

Editor's Choice
95.8

Limited Time: $150 Off + 2 Free Months + roof coverage
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Best Overall
97.0

$50 Off Your Plan
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Most Affordable
94.9

Plans from $25/month
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Top Home Warranty Companies for Los Angeles Homeowners

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 Review

Clients from:  

 Virginia, Alabama, Arizona, Arkansas, California, Colorado, Connecticut, Delaware, Florida, Georgia, Hawaii, Idaho, Illinois, Indiana, Iowa, Kansas, Kentucky, Louisiana, Maine, Maryland, Massachusetts, Michigan, Minnesota, Mississippi, Missouri, Montana, Nebraska, Nevada, New Hampshire, New Jersey, New Mexico, New York, North Carolina, North Dakota, Ohio, Oklahoma, Oregon, Pennsylvania, Rhode Island, South Carolina, South Dakota, Tennessee, Texas, Utah, Vermont, Washington, West Virginia, Wisconsin, Wyoming, District of Columbia

 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 Review

Clients from:  

 Virginia, Alabama, Alaska, Arizona, Arkansas, Colorado, Connecticut, Delaware, Florida, Georgia, Hawaii, Idaho, Illinois, Indiana, Iowa, Kansas, Kentucky, Louisiana, Maine, Maryland, Massachusetts, Michigan, Minnesota, Mississippi, Missouri, Montana, Nebraska, New Hampshire, New Jersey, New Mexico, North Carolina, North Dakota, Ohio, Oklahoma, Oregon, Pennsylvania, Rhode Island, South Carolina, South Dakota, Tennessee, Texas, Utah, Vermont, West Virginia, Wyoming, District of Columbia, California

 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 Review

Clients from:  

 Virginia, Alabama, Arizona, Arkansas, California, Colorado, Florida, Georgia, Idaho, Indiana, Iowa, Kansas, Kentucky, Maryland, Michigan, Mississippi, Missouri, Montana, Nebraska, Nevada, New Mexico, North Carolina, Ohio, Oklahoma, Oregon, Pennsylvania, South Carolina, South Dakota, Tennessee, Texas, Utah, Washington, West Virginia, Wyoming, District of Columbia

Clients from:  

 Virginia, Alabama, Arizona, Arkansas, California, Colorado, Connecticut, Delaware, Florida, Georgia, Idaho, Illinois, Indiana, Iowa, Kansas, Kentucky, Louisiana, Maine, Maryland, Massachusetts, Michigan, Minnesota, Mississippi, Missouri, Montana, Nebraska, Nevada, New Hampshire, New Jersey, New Mexico, New York, North Carolina, North Dakota, Ohio, Oklahoma, Oregon, Pennsylvania, Rhode Island, South Carolina, South Dakota, Tennessee, Texas, Utah, Vermont, Washington, West Virginia, Wisconsin, Wyoming, District of Columbia
2-10 Home Buyers Warranty
90.2
Rating

24/7 service calls


Lower chance of claim denial


Industry veteran 




Limited social media presence


Limited plan options

2-10 Home Buyers Warranty Review

Clients from:  

 Virginia, Alabama, Arizona, Arkansas, California, Colorado, Connecticut, Delaware, Florida, Georgia, Idaho, Illinois, Indiana, Iowa, Kansas, Kentucky, Louisiana, Maine, Maryland, Massachusetts, Michigan, Minnesota, Mississippi, Missouri, Nebraska, Nevada, New Jersey, New Mexico, New York, North Carolina, Ohio, Oregon, Pennsylvania, Rhode Island, South Carolina, Tennessee, Texas, Utah, Vermont, Washington, West Virginia, District of Columbia, Wisconsin

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.

 

It’s no secret that people get caught up in the hustle and bustle of the LA lifestyle–between the Malibu or Santa Monica beaches, shops on Melrose, hikes by the Griffith Observatory and Laker’s games in the Staples Center. But, the right home warranty company will only help you get back to the activities you love.

That’s why we complied research and reviews on the top-rated companies in California to present to you in this guide.

Please note: as rule of thumb all companies that service California residents should be able to serve you if you live in the Los Angeles metro.

 

Who Needs A Home Warranty In Los Angeles?

Any homeowner can benefit from owning a home warranty in Los Angeles in different ways. However, your specific situation might make owning a home protection plan even more critical. 

Homebuyers

Homebuyers, especially those investing in a home for the first time have a lot of out-of-pocket expenses to consider. Every new home purchase has additional costs that go along with it like movers, new furniture, painting, replacing old carpet, new appliances, home inspections, and more. 

So, it might be challenging to pay for another expense and let’s face it; LA is an expensive city. However, a home warranty from a top provider can save you money. 

Appliances and home systems do not wait until it is convenient for you to malfunction. So, there is always a chance that your new home could need repairs shortly after you move in. 

Without a home warranty plan, you are on the line for the entire repair bill. So, many first timehome buyers prefer to purchase a protection plan. That way, when something goes wrong, they have peace of mind that it will be fixed promptly. A plan is also beneficial for first-time buyers who are not familiar with hiring service contractors. 

Read Also: What Are The Best Home Warranties For Home Buyers?

Home Sellers and Real Estate Agents

Home warranties from a reputable company are known to make home easier to sell, which is why we suggest that property sellers should consider investing in a premium or comprehensive plan.

That way, if something breaks, you know you have coverage. Homebuyers are more likely to overlook older appliances and systems when there is a home warranty in place because the last thing any seller wants is to have to pay for expensive repair bills for a plumbing or HVAC system problem when their home is already on the market. 

If the inspection shows that the new homeowner will need to replace the HVAC system because it is not running correctly, they are likely to back out of the deal before closing rather than take on the additional expense. So, realtors benefit from warranty plans, too.

Also, investing in a warranty plan is an excellent way to protect your property, and it can increase the value of your home, especially if your property has older appliances and systems. 

A buyer is more likely to buy your historic home in Hollywood Hills, or older Malibu ranch-style property if they do not have to worry about something malfunctioning right after move-in. 

It’s also important to note that most providers will allow you to transfer the policy to a new owner for free or for a nominal fee when you purchase a home warranty plan. 

Read Also: What Are The Best Home Warranties For Home Sellers?

Landlords 

Many people in LA prefer to rent out their property to make an extra buck or two, as the property values are high in different areas throughout the city, especially if you live in the 90210 zip code. 

If you are purchasing a home warranty for a rental property, you should cover as many items as you can. As a landlord, you can write off your home warranty expense on your taxes. 

So, depending on your tax situation, investing in a plan that offers complete protection for your home can be a great way to protect your home while reducing your tax liability. 

A home warranty for a rental property can also make managing tenant maintenance requests a lot less stressful. Most home warranty plans cover the items in your home that most frequently need service, like dishwashers, garbage disposals, plumbing stoppages, heating systems, water heaters, electrical systems, and garage door openers.

When you rent your home, you have to keep essential components like the air conditioner, heating system, water heater, plumbing system, and electric working properly for your tenants. And, if you fail to keep the house adequately maintained, the tenant may have cause for withholding rent until the repairs are complete. So, it is essential to protect your property and your rental income with a home warranty plan. 

Read Also: What Are The Best Home Warranties For A Rental Property?

 

What Should You Think About When Purchasing A Home Warranty in Los Angeles?

Los Angeles is an incredible place to live. You are never far from a beautiful beach, there are great sports teams, the nightlife is excellent, and the residents enjoy spending time outdoors. 

However, there are some things that Los Angeles homeowners need to consider when purchasing a protection plan. By carefully selecting your warranty, you can enjoy more time doing the things you love.

Weather/Climate

Los Angeles home warranty review

The weather is relatively mild throughout the year. The daily average high temperatures range from the mid-60s to the low-80s, and lows are between the low-50s and high-60s.

Nights in California can be cold, though, and during the day, your home gets much hotter than the outdoor temperature, especially when you are using appliances like your clothes dryer. 

Los Angeles is also known for being one of the most polluted cities in the country. Your HVAC system keeps you comfortable no matter what the temperature is outside, and it filters pollutants out of your home. 

So, we strongly suggest HVAC coverage. Most companies protect these expensive home systems when you purchase a premium plan or if you select this coverage as an add-on. 

Geography

The geography in Los Angeles is complex, and it makes protecting your home with both homeowners insurance and a home warranty even more important. The Pacific Ocean surrounds Los Angeles on the southern and western borders. 

To the west and east of Los Angeles, there are mountains, and Los Angeles itself is a hilly plain. The geography of the city means homes are susceptible to salt in the air. Salt is extremely corrosive. 

So, the outdoor components on your property are even more likely to have issues. That means your HVAC system, outdoor faucets, garage doors, and pool systems need protection. 

Location

Anaheim, Santa Monica, and Pasadena are the closest neighboring cities to Los Angeles. You are less than 30 minutes away from Anaheim and an hour and 45 minutes from San Diego

Of all the major cities in California, Los Angeles is the largest and most populated with nearly 4 million residents. Many people visit the city throughout the year, as well. 

With so many people in Los Angeles, purchasing a home warranty plan from a Los Angeleshome warranty company with a network of seasoned technicians is even more essential. 

Thousands of people throughout the city need repair service at any given time, so service contractors are often overbooked. With a home warranty, you have peace of mind knowing your home warranty company will schedule your appointment as soon as possible.

Real Estate Data

The median age of homes in Los Angeles is 56 years. The national average is 40 years. That means that the average house in Los Angeles is 16 years older than the national average, and there are more older homes in the city than new construction. 

You need to consider the age of your home when you purchase a home warranty. Older homes are more susceptible to plumbing problems, HVAC system failure, and electrical malfunctions. So, the older your home is, the more repairs you are likely to need.

 

What Will A Home Warranty Cost An LA Resident?

Home warranties vary in price depending on the plan you select and the company. However, most plans are between $275 and $650 per year. With most companies, you can choose to pay for your entire policy upfront or break it down into monthly payments. 

If you decide to pay in advance, you may receive a credit towards your policy. If you want to get a better idea of how much your plan will cost, you can request a free quote that includes all of the plan options you want. 

Los Angeles Home Warranty Facts

 

What Types Of Plans Are Available For You In Los Angeles

There are dozens of home warranty companies that Los Angeles property owners can choose, but each has different plans. So, it is essential to have an idea of what each policy covers. 

Typically, companies offer coverage in a few ways: Appliance plans, systems plans and combo plans.

The leading home warranty companies in Los Angeles also offer add-on protection for items not included in the plans, and even value-added services like free air filters, pest control, discounts on annual HVAC maintenance, and more. 

Appliance Packages

Appliance packages are one of the most popular ways for homeowners to protect the components in their home they use the most. Purchasing one of these plans helps to ensure you are never caught off guard by expensive repairs if your dishwasher, garbage disposal, garage door, cooktop, or other essential appliances are on the fritz. 

Systems Packages

Another way to protect your home is through an affordable home systems package. These plans cover several of the most valuable systems in your home. 

Most will cover air conditioners, ductwork, heating system, plumbing systems for stoppages, and electrical systems. However, it is essential to check the fine print before signing up with a carrier to make sure the plan you select offers you the coverage you need. 

Most service contract providers brand their systems and appliance plans as a “basic plan,” as these are the most affordable plans available with entry-level protection. 

Combos And Build Your Own Plans

If you want to cover your entire home, you can do so with a combo plan that includes appliances and major systems. Each provider has different plan names for comprehensive coverage, like advanced protection or premium plans. But, the coverage in these plans usually includes clothes washers and dryers, refrigerators, ice makers, air conditioners, pest control systems, and more. 

You can also add coverage for air conditioners and individual components to your basic plan with some providers, and others allow you to build your own plan. With a build your own plan, you select a specific number of appliances and systems to include. American Home Shield Build Your Own Plan allows the customer to cover up to 10 home items. 

Add-Ons

Home service companies usually offer add-on coverage for appliances and systems not included in their plans like pools, spas, well pumps, trash compactors, second refrigerators, deep freezers, and others. If you want to add additional items, you can do so for an additional monthly or yearly fee. For those living the California lifestyle, pool and spa add-on packages are a must-have.

 

Is An LA Home Warranty Worth It?

On average, Los Angeles homeowners pay between $205 and $488 when they call a technician to repair an HVAC system and between $119 and $867 for plumbing repairs. 

Appliances range from a few hundred to thousands of dollars to replace. Even a simple plumbing stoppage can cost you more than $200. 

There is no guarantee that you will not have to fix multiple home components in any given year. So, many homeowners prefer to know for sure they are protected. 

Experts say you should save a dollar for every square foot in your home for maintenance. So, if you do not have that money set aside, you could be in a very challenging situation if a vital appliance or system breaks. 

Just one repair could cost more than your entire policy. Considering the convenience of owning a home warranty, and the high potential for necessary maintenance, a home warranty in Los Angeles is definitely worth your investment. 

 

How Do You Choose The Right Plan For Your LA Home?

Now that you know the different plans you can choose, you need to know how to select the correct one. There are a few items all Los Angeles homeowners should think about.

The components that are essential in California differ from the vital components in a New York home. But, by first considering your budget and how a home warranty can fit into your LA lifestyle, you will easily be able to choose the right plan for your needs. 

Consider Your Budget

If you are living on a budget, you can select an affordable basic comprehensive plan. Not all basic plans are the same; the most qualified home warranty companies offer basic plans that cover nearly all of your home’s major appliances and systems, though. 

You also have the option with many companies to add coverage for systems not included in your plan. Add-ons for air conditioning systems, pools, spas, refrigerators with ice makers, second refrigerators, and more are available.

These add-ons are a great way to get added protection for some of the most expensive components in your home without investing in a premium plan. 

How Busy Is Your Lifestyle?

Searching for qualified contractors is time-consuming and stressful. If you live a busy life, finding a reputable service provider is even harder. 

After hours, during holidays, and on weekends finding someone willing to take a service call can be next to impossible. If you can find someone, you will likely need to work with their schedule if you want the issue resolved promptly. 

You may even need to take off work or reschedule important plans because if you are not available when they are, you might have to wait for another appointment. However, with a home warranty plan, you do not have to worry about that because appointments are scheduled at a time that is convenient for you. Upon arrival, you pay a service fee, which ranges from $60-$150. The company pays for the remainder of the repair or replacement cost up to the plan limits. 

As a home warranty holder, you enjoy the benefits of your service company’s extensive network of qualified technicians like plumbers, electricians, HVAC specialists, and other service providers. Companies send a lot of business to these contractors, so many times, the contractors complete service calls for warranty customers first.

When something goes wrong, you simply call the company to put in a service request, creating the peace of mind that your appliance or system repairs will last because the best home warranty companies guarantee between 30 to 180-day workmanship guarantees.

 

What Are The Home Warranty Regulations In CA?

Yes, there are laws in California that govern home warranty companies. Before a home warranty provider can offer plans in the state, management has to apply and comply with nearly 20 requirements

The California Department of Insurance (DOI), then reviews the application and must approve it before the company begins selling contracts. So, you must purchase your California Home Warranty from a company authorized to provide property protection by the DOI. 

You can request the license information from any provider and conduct a search to verify that it is still in good standing.

 

How To Choose Coverage In Los Angeles (Is It Unique)?

Now that you know all of the factors that affect homeownership in Los Angeles, you need to know how to choose the right coverage. Here are some simple steps you should take when looking for the proper coverage. 

Step 1: Shop Free Quotes

All of the major home warranty companies give free quotes. So, before you commit to one company, you should get quotes from a few. That way, you can choose a company that covers all of the items you want for the best price. 

Step 2: Select Coverage For Older Appliances and Systems

If you live in an older home or your home contains older components, you will want to cover those items. Even a new appliance can malfunction, but when your home has older devices, you are asking for trouble if you do not have a way to pay for repairs. 

So, you should be sure to cover all of your aging home appliances and systems, so when they break down, you do not have to drain your savings account or live without an essential appliance while you save money for a replacement.

Step 3: Check Home Warranty Reviews

home warranty protection plan for LA county california

You can read about home warranty coverage issues and limits, customer service experiences, service provider experiences and more from sites like the Better Business Bureau (BBB) to gain insight into each company you are considering. 

However, it is crucial to read research and reviews from impartial sources, as well. Reports can be skewed because people are more likely to leave one when they are unhappy. 

So, when you are reading consumer reviews, be sure to pay attention to the response from the company, as well. 

What Are The Top 5 Best Home Warranty Companies In Los Angeles

There are dozens of home warranty companies in the United States. However, as a California resident, you need to know what companies can cover your Los Angeles home. The providers that can sell contracts in Arizona are not necessarily available to you. 

You also need to know which company offers the best coverage options for people in your area. So, we put together a list of the top 5 best home warranty companies in Los Angeles with key information, a brief overview of the plans, and the pros and cons of working with each provider. 

1. American Home Shield

American Home Shield is one of the leading home warranty providers in the country. It has been in business since 1971, and many happy customers swear AHS is the best in the market. 

There are several plans you can choose between, and AHS also allows you to build your own plan or add on coverage for items not included in your plan. 

The plans start at just $49.99 a month for appliances or home systems, and a combo plan will run you around $59.99 a month. You can also build your own plan, starting at $54.99 a month. 

Read Our Full Review of American Home Shield

Pros: 

  • You can choose your own service fees. 
  • AHS has an extensive network of service providers. 
  • You can submit claims over the phone or online. 

Cons: 

  • Wait times for repairs may be longer on weekends and holidays. 
  • AHS plans are more expensive than some home warranty companies. 
  • Repairs are only guaranteed for 30 days. 

2. Select Home Warranty

Select Home Warranty opened in 2009, and it is a newer company offering home warranties. However, the plans are comprehensive, and during its time in business, Select has received positive reviews. 

You can choose between three coverage options, Bronze, Gold, and Platinum. The Bronze and Gold plans both start at $35.83 per month, and the Platinum plan starts at $37.50. 

Read Our Full Review of Select Home Warranty

Pros: 

  • Service fees are set at $75 per service request. 
  • Select offers minimum roof leak coverage. 
  • Plans are affordable, and coverage is comprehensive. 

Cons: 

  • The service contractor network is not as large. 
  • Service calls may take longer on weekends and holidays. 
  • Reservice for repairs completed by a Select technician may not be covered. 

3. First American Home Warranty

First American Home Warranty is another market veteran. It is unique because the plans are some of the most affordable in the industry, starting at just $275 per year. 

You can choose to cover your property with the basic plan, or for $42.50 per month, you can choose the Premier Plan. Add-ons are also available. 

It is important to note that neither plan includes HVAC coverage, but you can add it to your plan. 

Read Our Full Review of First American Home Warranty

Pros: 

  • First American Home Warranty is a market veteran. 
  • The plans are affordable. 
  • The contractor network is established. 

Cons: 

  • HVAC coverage is not included in the Premier Plan. 
  • Service fees range from $75 to $100. 
  • Replacement limits differ depending on the item. 

4. Cinch Home Warranty

Cinch Home Warranty has been in the business for more than 40 years. So, Cinch customers have the benefit of working with a large company that has experience handling many different claim types effectively. 

With Cinch, you can select coverage for your appliances or home systems or cover both with a combo plan. Plans start at $34.99 per month, and service fees are $100 per visit. 

Read Our Full Review of Cinch Home Services

Pros: 

  • Cancellation fees are affordable. 
  • Homeowners report success with having necessary items replaced. 
  • Repairs are guaranteed for 180 days. 

Cons: 

  • Some customers have reported disputes over fees. 
  • It may take longer for service calls. 
  • Cinch will only pay out a total of $10,000 for all repairs per contract term. 

5. 2-10 Home Buyers Warranty

2-19 Home Buyers Warranty is a company that many builders use. It offers some of the highest replacement limits. 

So, if you have an older AC unit or home systems you are worried about paying to replace, 2-10 might be a good option for you. 

The coverage options include appliances, home systems, or a combo plan. The appliance and systems plans are both $33.25 per month, and the combo plan is just $45.75. 

Read Our Full Review Of 2-10 Home Buyers Warranty

Pros: 

  • Replacement limits are high. 
  • It has an A rating with the BBB.
  • Homebuilders and industry professionals trust 2-10 Home Buyers Warranty. 

Cons: 

  • Service fees are $85 per visit. 
  • The contractor network is limited. 
  • It may take longer to get a service appointment. 

 

Final Thoughts On LA Home Warranties

Even with the strict home warranty regulations in Los Angeles, you have plenty of options to protect your home. A company like American Home Shield, Select Home Warranty, or 2-10 Home Buyers Warranty can give you peace of mind, help you save money and time, and increase the value of your home.